2016.11.17 Work Session Packet
Posted: Nov. 10, 2016
City Council
Work Session Agenda
Nov. 17, 2016
6:30 p.m.
Conference Room A
Pursuant to due call and notice given in the manner prescribed by Section 3.01 of the City
Charter, the work session of the Crystal City Council was held at ______ p.m. on
Nov. 17, 2016 in Conference Room A at City Hall, 4141 Douglas Dr. N., Crystal, Minnesota.
I. Attendance
Council members Staff
____ Peak ____ Norris
____ Adams ____ Therres
____ Dahl ____ Elholm
____ Deshler ____ Ray
____ Kolb ____ Revering
____ Libby ____ Sutter
____ Parsons ____ Olson
II. Agenda
The purpose of the work session is to discuss the following agenda items:
1. Commission interviews
2. Changes to Home Improvement Rebate Program
3. Construction management plan for new houses or major additions
4. Bass Lake Road Station Area Plan and next steps
5. Preview of Dec. 6 Truth-in-Taxation budget graphics
6. Crystal Community Outreach Task Force/Crystal Ball Update
III. Adjournment
The work session adjourned at ______ p.m.
Auxiliary aids are available upon request to individuals with disabilities by calling the City Clerk at (763) 531-
1145 at least 96 hours in advance. TTY users may call Minnesota Relay at 711 or 1-800-627-3529.
4141 Douglas Drive North • Crystal, Minnesota 55422-1696
Tel: (763) 531-1000 • Fax: (763) 531-1188 • www.crystalmn.gov
4141 Douglas Drive North • Crystal, Minnesota 55422-1696
Tel: (763) 531-1000 • Fax: (763) 531-1188 • www.crystalmn.gov
PAGE 1 OF 4
_____________________________________________________________________
FROM: Dan Olson, City Planner
DATE: November 9, 2016
TO: Anne Norris, City Manager (for November 17 meeting)
SUBJECT: Discuss proposed residential construction management process
A. BACKGROUND AND SCOPE
As the City Council may be aware, staff has recently been working with builders
who are constructing new single-family homes in two residential subdivisions. In
some situations builders have violated city code provisions, been unresponsive to
city enforcement actions, and not accepted responsibility for the impacts of their
construction activities on adjacent residents.
These conflicts are not unique to Crystal; they can arise whenever infill
development occurs adjacent to existing homes. In response to similar problems,
some other cities have begun to implement construction management
requirements as a condition of building permit approval. These vary by city, but
they all share the goal of establishing expectations up front, at the t ime of building
permit issuance, with the intent of minimizing problems during construction.
Staff is proposing a residential construction management process to clarify the
builder’s responsibility. This process would also inform adjacent residents of how
they can find information on the project, and how they can respond if they have a
complaint. Crystal already has regulations in place, and staff has been
responding to violations with traditional enforcement action. However, this
reactive approach is very time-consuming and has been of limited effectiveness.
Staff opinion is that a preventative approach needs to be added to city code for
the builders to acknowledge their responsibilities up front, the adjacent residents
to get their concerns addressed in a timely manner, and the city to use its
resources and staff time more effectively.
Staff has reviewed ordinances in Minneapolis, Edina, Golden Valley, St. Louis
Park, New Hope, Robbinsdale and Brooklyn Park. Many of these cities have
faced the same issues of a builder who violates city ordinances and residents
who look to the city to manage the builder’s project. Staff has incorporated
relevant requirements from these cities into the proposed Crystal process.
COUNCIL STAFF REPORT
Residential Construction Management
PAGE 2 OF 4
Although many of the recent Crystal issues relate to new single-family
construction, many cities also have requirements for major additions to single-
family homes. This is because these projects can have the same impact on a
neighborhood as the construction of a new home. A major addition is defined as
those projects involving the addition of a second story or adding more than 500
SF of additional living space. Staff recommends incorporating major remodeling
projects into the proposed Crystal construction management process.
Some cities also apply this process to demolition of an existing single-family
home, but we have not seen the negative consequences that have been
experienced with new construction. Therefore staff is not recommending that the
demolition of homes be part of this process.
B. PROPOSED PROJECT MANAGEMENT PROCESS
The new project management process would be required of builders who seek a
building permit for the following two types of residential construction:
a new single-family home; and
a major addition to an existing single-family home (defined as adding a
second story or constructing an addition of more than 500 SF in size).
1. Preconstruction Meeting, Construction Management Agreement and
Escrow (new requirements). The proposed code change would require the
following three items before the building permit is issued:
a) Pre-construction Meeting. The builder will meet with city staff who will
go over the expectations detailed in the construction management
agreement (CMA) and answer questions from the builder about specific
regulations.
b) Construction Management Agreement. By signing the agreement the
builder agrees to adhere to certain city regulations and agrees to manage
their project, including communications and outreach (item 3 on next
page) and being responsible for subcontractors. Please see attachment A
as an example of a CMA from Golden Valley.
c) Escrow. The builder must make an escrow deposit with the city to
guarantee repair of any damage to public property (streets, curbs,
sidewalks, utilities and boulevard trees), installation and maintenance of
erosion control measures, and clean-up of litter and debris. If the city has
to make corrections then the costs would be deducted from the escrow.
2. Existing Regulations Affirmed. The CMA would require the builder to
acknowledge and comply with the following regulations already in city code:
PAGE 3 OF 4
a) Noise Limitations. The city’s current noise ordinance (section 645) does
address construction-related noise but the ordinance may need to be
revised to better protect adjacent residents. Staff is looking at other cities’
noise limitations and will present possible changes at a future work
session. In the meantime, the current noise regulations will be enforced.
b) Stormwater Management. For new homes, the builder must submit a
stormwater management and erosion control plan for the project , and then
install and maintain erosion control measures. This requirement is already
found in section 530 of the city code. This issue has been a recurring
problem that has taken a lot of city staff time.
c) Traffic and Unloading. City code section 1310 has requirements that can
be enforced to regulate loading and unloading of construction materials,
obstructing traffic for long periods of time, and storing construction trailers
in the street overnight.
d) Public Trees. If applicable, boulevard trees should be protected during
construction. City code section 800 prohibits damage to boulevard trees.
e) Litter and Debris. City code section 635 prohibits littering in general, and
city code section 800 prohibits littering on public property and rights-of-
way. Poor management of construction debris is a frequent cause of
complaints.
f) Portable Toilets. If a portable toilet is located on the property, it shall be
placed so as to not present odors to neighbors or the street. The city’s
nuisance ordinance (city code section 2010) prohibits offensive odors.
City staff will photograph adjacent public infrastructure (streets, curbs,
sidewalks, and boulevard trees) and property lines to document existing
conditions before the building permit is issued.
If the builder is in violation of the agreement including any of the items above,
the city can issue a stop work order. This would include a stop work sign
being posted on the property so neighboring residents can report any activity.
This authority is found in the state building code which the city has adopted .
3. Communications and Outreach. The following items will be included in the
construction management agreement:
a) Letter to Adjacent Residents. Upon issuance of the building permit, the
city will send a letter to adjacent property owners, including those located
across a street or alley. This letter will contain information about the
project, the name of the builder, the name and phone number of the
PAGE 4 OF 4
builder’s project manager, and contact information for the code
enforcement specialist in case issues arise. A handout will be included
with the letter and would address the following frequently asked questions:
− Has a permit been issued?
− How will the home be laid out?
− Who is doing the project?
− What if I’m concerned about the proposed home setback?
− How do I document damage to my property?
− What hours of the day can work be done?
− What should I do if I have a noise complaint?
− What is the city’s role in resolving construction related issues?
b) Property Sign. The builder will be required to place a sign on the
property providing the name of the builder and the name and phone
number of the builder’s project manager. The sign must remain on the
property for the duration of the project.
c) City Contact. The main city contact for residents will be the code
enforcement specialist who will involve other city staff as necessary.
d) City Website. The city will provide general information on its website
including the frequently asked questions. There will also be web-based
complaint form which will be routed to the code enforcement specialist.
C. COUNCIL ACTION
No action is requested at this time. This agenda item is being presented for
Council review and discussion. Staff would like to have this process in place for
the spring 2017 construction season.
If the Council desires, staff could present an ordinance for first reading on
December 6 and proceed on the following schedule:
Dec. 6 Council considers first reading of ordinance
Dec. 20 Council considers second reading and adoption
Dec. 29 Summary of ordinance published
Jan. 29 Effective date of ordinance
Attachment:
A. Construction management agreement from the city of Golden Valley
PAGE 1 OF 4
_____________________________________________________________________
FROM: Dan Olson, City Planner
DATE: November 9, 2016
TO: Anne Norris, City Manager (for November 17 meeting)
SUBJECT: Presentation of final Bass Lake Road station area plan
At the November 17, 2016 City Council Work Session city s taff will present the final
Bass Lake Road station area plan for Council review. The following is a summary of
the plan and the process that led to its completion.
A. COMMUNITY INPUT
In 2015 Hennepin County initiated the station area planning process. The
creation of the plan was to be led by the county in coordination with the city. The
county requested that the City Council select members for a Community Working
Group (CWG) which was the committee tasked with providing input to the
County and to the planning consultant on the draft planning documents. The
Council selected:
Three City Council members (Olga Parsons, Casey Peak, and Julie Deshler)
Two Park Commission members (Lynn Haney, Tom Jungroth)
Two Planning Commission members (Ron Johnson, James Einfeldt -Brown)
Two Business Advisory Committee members (John Slama, Denny Walsh)
Two Community Advisory Committee members (Justin Youngbluth, Gene
Bakke)
The CWG met three times during the station a rea planning process to provide
input on the draft plans. In addition three community meetings were held:
September 29, 2015 – Visioning workshop
November 5, 2015 - Design workshop
January 25, 2016 – Presentation of draft plan
As part of the design workshop in November, the consultant, county and city staff
also met with several stakeholders to provide input on the plan. These
COUNCIL STAFF REPORT
Presentation of final Bass Lake Road station area
plan
PAGE 2 OF 4
stakeholders included individuals from the following companies, developers or
organizations:
Crystal Medical Center
Crystal Shopping Center
Crystal Gallery Mall
Crystal Airport
Crystal Business Association
Cities Auto
FTK Properties (owns office and retail space in the station area)
Jackson Auto Sales
Steen Engineering
Trojan Storage
Minnesota Grinding
Bennetmark Manufacturing
Schuett Companies (senior housing developer)
Melrose Company (multifamily housing developer)
Herzing University
Robbinsdale School District
Bassett Creek Watershed Commission
Residents of Calibre Chase and Cedarwood Apartments
NEXUS Community Partners
B. MARKETING ANALYSIS
As part of the station area planning, SB Friedman Development Advisors
completed a short market analysis around the station area (to a distance of ½
mile). The following are the findings of the study:
There is a strong retail cluster at Bass Lake Road and West Broadway . This
amounts to approximately 500,000 SF of retail space. Because of this large
amount of existing retail space, any future retail that is created in response to
the light rail station will be of smaller scale, such as coffee shops and dry
cleaning establishments.
As the population of Crystal ages, market demand may emerge for the
construction of walkable multifamily buildings in the station area, with Becker
Park and the existing retail cluster as an amenity to those residents.
It is expected that there will not be a need for additional office space in the
station area, but the need may emerge for an additional 45,000 SF of medical
office to complement the existing Crystal Medical Center if a suitable site can
be found.
After consultation with stakeholder groups and city staff, the consultant
created a map of “opportunity sites” (page 28) where redevelopment could
occur if initiated by interested property owners. Closer to the station, specific
redevelopment opportunities were analyzed on pages 43-44 of the plan.
PAGE 3 OF 4
A transit-oriented development (TOD) overlay ordinance is proposed to be
drafted in 2017. This ordinance would provide a way for property owners
within the station area to redevelop their sites. The new ordinance could
allow a mix of uses, and alternative parking requirements and building
setbacks. The City Council and Planning Commission would review the
ordinance before the public hearing process and ordinance adoption.
C. STATION CONNECTIONS
Riders of the LRT will access the station in the following ways:
Foot – It is expected that riders will walk up to ½ mile to the station.
Bike – The Crystal Lake Regional Trail will help provide access for bike
riders. Hennepin County also completed a bike study for the entire corridor at
the same time as Crystal’s station area plan.
Bus – Metro Transit buses along Bass Lake Road will provide access to the
station.
Vehicle – Many people will drive to the station and to accommodate them a
150-space park-n-ride lot will be located near the station at 5501-5531
Lakeland Avenue North.
One of the most discussed aspects of the station area plan was how pedestrians
will cross Highway 81 (Bottineau Boulevard) to access the station. Community
members expressed concerns for their safety in crossing Highway 81. The city
determined that a pedestrian bridge across the highway would be necessary to
improve this situation, but Metro Transit did not include this bri dge in the LRT
project. In 2017 Hennepin County intends to make at-grade improvements such
as widening crosswalk markings, installing audible signals, and tightening corner
radius. Those improvements are detailed on page 19 of the plan. However, the
city views at-grade improvements as being adequate at this location.
D. PLACEMAKING PLANS
The plan outlines two ways to create a sense of place around the station:
Bass Lake Road promenade – The promenade could be located both on the
north and south sides of Bass Lake Road. This creates a pedestrian -friendly
walkway between the station and the Bass Lake Road/West Broadway
commercial area. The plan calls for streetscape improvements on Bass
Lake Road including parallel parking on one or both sides of the roadway,
new sidewalks, street furniture, pavers, lighting, and room for outdoor dining.
Façade improvements could also be made to the buildings along this
roadway. The promenade is illustrated on pages 30 -31 of the plan.
Becker Park – The plan identified Becker Park as a great asset for a re -
imagined “downtown Crystal” in conjunction with the Bass Lake Road
promenade. Three illustrative visions for the park are show on pages 34-42
of the plan. During the station area planning process the City Council
PAGE 4 OF 4
determined that the park needs to change in a way that makes it more useful
to the community but does not downsize the park. The Council further
directed that a master plan for the park be created in 2017. That master
planning process is underway.
E. SUMMARY OF IMPLEMENTATION STEPS
The following is a summary of the steps that are being taken to implement the
station area plan:
Bass Lake Road Streetscape Improvements – Detailed planning will begin in late
2016 on the streetscape plans. Metro Transit has received a $1.2 million grant
for the Blue Line Corridor Extension from the Federal Transit Administration
(FTA) to do station area planning. This funding will be used to develop plans for
the Bass Lake Road streetscape. In addition the city has applied for a $225,000
grant from Hennepin County’s Transient Oriented Development (TOD) program
to fund the construction of the improvements.
Becker Park – The city will soon consider hiring a planning and engineering firm
to create a master park plan in 2017.
TOD Overlay Ordinance – The FTA grant funds noted above will also be used to
draft a TOD overlay ordinance for Crystal. The City Council and Planning
Commission will review this ordinance before a public hearing process leading to
the adoption of the ordinance.
Communication of Plan - The city website will link to all of the station area
planning documents that have been created. Direct outreach to businesses and
residents will occur on an as-needed basis.
F. COUNCIL ACTION
No action is requested at this time. This agenda item is being presented for
Council review and discussion.
Attachment:
Final Bass Lake Road station area plan. There are two appendices to the report
that are not included with this staff report, but are available upon request. These
two appendices are:
Hennepin County Bottineau LRT/Metro Blue Line Extension Bicycle Study:
Crystal station (23 page document); and
Consolidated stakeholder/community meeting minutes: Crystal Station Area
Planning Process (29 page document)
Bass Lake Road Station Area Plan
Crystal, Minnesota | July 2016
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY b
PREPARED FOR
City of Crystal
Hennepin County
FUNDED BY
Hennepin County
CONSULTANT TEAM
Urban Design Associates
Nelson\Nygaard Consulting Associates
SB Friedman Development Advisors
ZAN Associates
Bass Lake Road Station
Area Plan
ELECTED OFFICIALS
Commissioner Mike Opat
Hennepin County, District 1
Mayor Jim Adams
City of Crystal
Laura Libby
Council Member, City of Crystal,
Ward 1 and 2
Elizabeth Dahl
Council Member, City of Crystal,
Ward 1
Jeff Kolb
Council Member, City of Crystal,
Ward 2
Olga Parsons
Council Member, City of Crystal,
Ward 3 and 4
Casey Peak
Council Member, City of Crystal,
Ward 3
Julie Deshler
Council Member, City of Crystal,
Ward 4
HENNEPIN COUNTY, DEPT OF COMMU-
NITY WORKS AND DEPT OF PLANNING
Darlene Walser
Bottineau Community Works
Program Manager
Andrew Gillett
Principal Planning Analyst
Denise Engen
Principal Planning Analyst
Brent Rusco
Administrative Engineer
Karen Nikolai
Administrative Manager
Joseph Gladke
Assistant Department Director
CITY OF CRYSTAL
John Sutter
Community Development Director
Dan Olson
City Planner
COMMUNITY WORKING GROUP
Gene Bakke
Reva Chamblis
Julie Deshler
James Einfeldt-Brown
Lynn Haney
Ron Johnson
Tom Jungroth
Erin Kolb
Nancy LaRoche
Olga Parsons
Casey Peak
John Slama
Denny Walsh
Justin Youngbluth
HEALTH EQUITY & ENGAGEMENT
COHORT
African American Leadership
Forum (AALF)
African Career & Education
Resources (ACER)
Alliance for Metropolitan Stability
(AMS)
La Asamblea de Derechos Civiles
CAPI USA
LAO Assistance Center of
Minnesota (LAC)
Minnesota African Women’s
Association (MAWA)
Minnesota Center for Neighborhood
Organization (MCNO)
Nexus Community Partners
Northwest Human Services Council
(NHHSC)
BOTTINEAU COMMUNITY WORKS
TECHNICAL ADVISORY COMMITTEE
Kim Berggren
City of Brooklyn Park
Emily Carr
City of Brooklyn Park
Todd Larson
City of Brooklyn Park
Cindy Sherman
City of Brooklyn Park
Dan Olson
City of Crystal
Emily Goellner
City of Golden Valley
Jeff Oliver
City of Golden Valley
Acknowledgements
Michael Mechtenberg
Metro Transit
Shelley Miller
Metro Transit
Alicia Vap
Metro Transit
Mike Larson
Metropolitan Council
Eric Wojchik
Metropolitan Council
Jan Youngquist
Metropolitan Council
Adam Arvidson
Minneapolis Park and Recreation
Board
Dean Carlson
Minneapolis Public Housing
Authority
Ryan Wilson
Minnesota Department of
Transportation
Larry Hiscock
Nexus Community Partners
Ann Rexine
Three Rivers Park District
Jason Zimmerman
City of Golden Valley
Rebecca Farrar
City of Minneapolis
Beth Grosen
City of Minneapolis
Don Pflaum
City of Minneapolis
Jim Voll
City of Minneapolis
Rick Pearson
City of Robbinsdale
Chad Ellos
Hennepin County
Denise Engen
Hennepin County
Brent Rusco
Hennepin County
Darlene Walser
Hennepin County
Pierce Canser
Metro Transit
Amy Geisler
Metro Transit
Kathryn Hansen
Metro Transit
Michael Krantz
Metro Transit
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY c
Table of Contents Executive Summary 1
Bottineau LRT Overview 3
Station Area Planning 5
Analysis 6
Summary of Community and Stakeholder Engagement 7
Health Equity 9
Market Analysis 11
Urban Design Analysis 14
Land Use 16
Transportation Networks 17
Pedestrian Network 18
County Road 81 20
Bicycle Network 22
Shared-Use Network 25
Bass Lake Road Station Area Plan 26
Opportunity Sites 28
Bass Lake Road Promenade 29
Becker Park 33
Potential Long-Term Redevelopment Opportunities 43
TOD Overlay 45
Proposed Land Use Plan 46
Strategies to Support Health Equity 47
Table of Contents
Implementation 50
Public and Private Initiatives 51
Policy Recommendations 52
Next Steps 54
Definitions of Key Terms 55
Appendices — Under Separate Covers
Hennepin County Bottineau LRT/Metro Blue Line Extension
Bicycle Study: Crystal Station
Consolidated Stakeholder/Community Meeting Minutes
(Crystal Station Area Planning Process)
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Executive Summary 1
Executive Summary The METRO Blue Line Extension, also known as the Bottineau
Light Rail Transit (Bottineau LRT), is a proposed 13-mile exten-
sion of the existing METRO Blue Line light rail transit line in
the Twin Cities area of Minnesota that will extend from down-
town Minneapolis through north Minneapolis, Golden Valley,
Robbinsdale, Crystal, and Brooklyn Park, serving the northwest
Twin Cities metro. The Metropolitan Council received approval from
the Federal Transit Administration in August 2014 to enter the fed-
eral New Starts program and is currently in the Project Development
phase. Service is anticipated to begin in 2021 with Bass Lake Road
in Crystal being one of the LRT stops. The station design calls for a
light rail station platform and associated improvements, the develop-
ment of The Promenade, a wide pedestrian path along Bass Lake
Road, and a redevelopment proposal for Becker Park
This transit project will have an impact on land use around the
LRT station, including Crystal’s commercial core. The Hennepin
County Bottineau LRT Community Works program was established
in 2015 to leverage this important regional transit investment by
partnering with cities along the Bottineau LRT line to help plan for,
and implement, critical changes “beyond the rails” — future land
use, pedestrian, bike, and bus connections, and critical programs and
policies to support communities living along the line.
A vigorous community engagement process was initiated in spring
2015 to discuss and make recommendations on a future vision for the
area surrounding the Bass Lake Road LRT station. The City of Crystal
and Hennepin County facilitated discussions and public workshops that
sought input from residents, businesses, community representatives,
community groups, elected officials, and the Bottineau Community
Works Technical Advisory Committee. This report summarizes the
collective recommendations of the stakeholders.THE PROMENADE ALONG THE NORTH SIDE OF BECKER PARK
BECKER PARK
THE FROLICS IN BECKER PARK
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Executive Summary 2
Bottineau LRT Overview
This section of the report gives a brief overview of the Bottineau
LRT transit initiative, including initial goals of the Bottineau LRT
Community Works program. An explanation of station area planning
is also provided.
Analysis
The station area planning process was underpinned by a robust com-
munity and stakeholder engagement effort. A summary of this pro-
cess and the comments from the community are presented in this sec-
tion. The consultant team also completed baseline market and urban
design assessments. These broad discussions and studies provided
insight into the strength, challenges, and opportunities around the
Bass Lake Road LRT station in Crystal.
Transportation Networks
With a new LRT station proposed in Crystal, it is important to look
closely at all the supporting transportation networks. An important
consideration in the station area plan is access to the new station for
all transit riders, whether by foot, bike, vehicle, bus, or some com-
bination. This section of the report outlines recommendations for
enhancing the existing transportation networks to ensure they sup-
port all modes of transportation.
Bass Lake Road Station Area Plan
The vision for the station area is to create an entrance and strong
pedestrian connections to downtown. The community would like to
see the retail hub at West Broadway and Bass Lake Road and Becker
Park become improved versions of what they are today — a unique
commercial center and civic park surrounded by desirable residential
neighborhoods. The station area plan identifies opportunity sites,
improvements to Bass Lake Road between the LRT station and West
Broadway Avenue, park ideas, and redevelopment options around the
LRT station. Land use suggestions, placemaking, and strategies to
achieve health equity are also discussed.
Implementation
The implementation section looks beyond the planning process and
outlines a process for putting the plan into effect. This section includes
a summary of public and private initiatives, policy recommendations,
and the next steps needed to translate the vision into reality.
ECONOMIC DEVELOPMENT OPPORTUNITY The LRT will be located next to existing railroad
tracks and could bring new economic development opportunities
PEDESTRIAN PROMENADE The stretch of Bass Lake Road between the LRT station and West
Broadway should be enhanced with pedestrian promenades on both the north and south sides
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bottineau LRT Overview 3
Bottineau LRT Overview The METRO Blue Line Extension, also known as the Bottineau
Light Rail Transit (Bottineau LRT), is a proposed 13-mile expan-
sion of the existing METRO Blue Line in the Twin Cities area of
Minnesota that will extend from downtown Minneapolis through
north Minneapolis, Golden Valley, Robbinsdale, Crystal, and
Brooklyn Park, serving the northwest Twin Cities metro. The
Bottineau LRT will link to local and express bus routes, and will
seamlessly connect to the regional transitway system at Target Field
Station in downtown Minneapolis.
The Hennepin County Bottineau LRT Community Works pro-
gram was established in 2015 to leverage this important regional
transit investment by partnering with cities along the Bottineau LRT
to help plan for, and implement, critical changes “beyond the rails.”
Initial goals of the program are to:
»Re-envision the Bottineau Corridor as a multi-modal transit cor-
ridor that supports LRT, bus, pedestrian, and bicycle connections.
»Maximize and strategically align public and private investments
in the corridor to support transit oriented development (TOD)
through catalytic investments in life-cycle housing, commercial
development, and public infrastructure.
»Promote economic opportunity by improving access to jobs and
supporting business recruitment and expansion along the corridor.
»Enhance livability in the corridor by improving public spaces,
supporting the creation of healthy communities, and connecting
people to key destinations, including employment centers, educa-
tional institutions, and regional amenities.
Fig. 1 METRO BLUE LINE EXTENSION
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bottineau LRT Overview 4
This station area planning project was funded and coordinated by
Hennepin County through the Bottineau LRT Community Works pro-
gram. Additional funding was provided by Blue Cross and Blue Shield
of Minnesota for health equity-focused community engagement.
Regional Open Space Network
The Blue Line Extension roughly parallels the Mississippi River.
The cities along the line already have a system of large regional
and municipal parks, such as Elm Creek Park, Coon Rapids Dam
Regional Park, and Palmer Lake Park, as well as a constellation
of smaller parks. Trail and creek systems (such as the Rush Creek
Regional Trail and Shingle Creek) connect these parks to one another
and back to the River. The new stations provide a tremendous oppor-
tunity to strengthen east-west connections and give transit riders
access to the network at multiple points along the line. The Station
Area Planning process prioritized these connections and explored
ways to link pedestrian and bicycle routes to the open space network.
Oak Grove Station
93rd Avenue Station
85th Avenue Station
Brooklyn Boulevard Station
63rd Avenue Station
Bass Lake Road Station
Robbinsdale Station
Golden Valley Road Station
Plymouth Avenue Station
Penn
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Mississippi River
Elm Creek Park
Reserve Coon Rapids Dam
Regional Park
Theodore
Wirth Park
Palmer Lake
Park
Shingle Creek
Twin
Lakes
Crystal
Lake
Medicine
Lake
Eagle
Lake
Bass
Lake
Rush Creek Regional Trail
Fig. 2 REGIONAL OPEN SPACE NETWORK
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bottineau LRT Overview 5
Station Area Planning Station area planning is the first step in the planning and implemen-
tation process for changes that will occur “beyond the rails.” It is
designed to be coordinated with, and run parallel to, the planning
and engineering of the LRT line. Station area planning is a commu-
nity-based process that examines the area within a ½-mile radius, or
a ten-minute walk, of a proposed LRT station. The goal is to create a
short-term and long-term vision that reflects the community’s goals,
ensures that the LRT infrastructure is effectively integrated with the
surrounding community, and helps the community take advantage of
this new transit investment. The result is a vision for the area, cou-
pled with a set of recommended actions and policy changes for cities,
agencies, and local communities to consider as they move forward to
realize that vision.
The Bass Lake Road Station Area planning process is a joint
effort of Hennepin County and the City of Crystal. The process began
in spring 2015 and concludes with the publication of this report in
summer 2016. This report presents the summary of that effort, and
documents the resulting station area plan for the station at Bass Lake
Road and County Road 81. Definitions of key terminology used in the
report can be found in the Glossary at the end of this document.
TABLE 1 Benefits of Station Area Planning
BENEFITS OF STATION AREA PLANNING
SUPPORTS NEIGHBORHOODS Constructing a new LRT line can be a big change for local communities. Station
area planning helps ensure that cities can proactively plan for those changes,
take advantage of the benefits, and create plans that reflect the community’s
vision for its future. Station area planning preserves and builds on the best
qualities of existing neighborhoods, makes recommendations for appropriate
improvements, and supports the local vision for the future of these areas.
MAKES THE MOST OF LIGHT RAIL
TRANSIT INVESTMENT
Riders are key to making a successful LRT investment. The easier it is for peo-
ple to get to the train, the more people will use it. Station area planning sup-
ports transit by designing complete streets which make it easier for people
to walk and bike to the station and connect to key destinations and trails. The
plan also covers the types of future land use and potential development that
should be considered given this new transit investment. The more opportu-
nities there are for people to work, live, shop, attend school, or visit other key
destinations within the station areas along Bottineau LRT, the more people
will use LRT. The federal government looks at these factors, as well as station
area planning efforts, when it is rating LRT projects. These ratings determine
which projects from around the Country will have priority to receive federal
funding to build light rail.
SUPPORTS HEALTHY
COMMUNITIES
Healthy communities are walkable, bikeable, and vibrant. They connect people
and places, making it easier to get around without a car. They also include
community gardens, farmers’ markets, and grocery stores that provide healthy
foods, and places like parks where people can recreate and socialize. Residents
have the training and education they need to access local jobs, and there is
housing, shops, and services that match their needs. Ensuring that these condi-
tions are available to all people, regardless of age, race, or wealth contributes
to health equity, which is a priority to Hennepin County and one that the coun-
ty has been working on in Bottineau communities for a number of years.
Fig. 3 10-MINUTE WALKSHED
8000400 1600
10-MINUTE WALK (WALKING ON SIDEWALKS)
10-MINUTE WALK (WALKING IN THE STREET)
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Analysis 6
Analysis
Members of the Crystal community gather to give input Members of the community met with the team to discuss options
The planning process is supported by, and grounded in, a strong
community engagement effort. The City of Crystal and Hennepin
County took the lead in facilitating community meetings and work-
shops to get input and feedback from a wide range of stakeholders.
This section of the report begins with a summary of those engage-
ment activities and what was learned.
The Health Equity section provides an overview of the findings
from a previous study, the Bottineau Transitway Health Impact
Assessment, which found that the Bottineau LRT project presents
an opportunity to begin improving health in the communities along
the light rail extension. As a result, health equity considerations
were included as a special area of focus during the planning pro-
cess. A cohort of community organizations, the Health Equity &
Engagement Cohort (HEEC), was formed early on to conduct tar-
geted engagement of populations experiencing disparities in health
outcomes and to assist in developing strategies for moving forward.
A preliminary real estate market analysis was also completed to
inform the planning efforts. This study looked at the development
potential associated with the Bass Lake Road LRT stop. An urban
design analysis that documents existing individual land uses and
connections was also done as part of the station area planning pro-
cess and both are summarized in this section of the report.
Together, these broad discussions and studies help paint a picture
of Crystal today and begin to outline a vision for the future.
EXISTING BECKER PARK The existing park includes two softball fields, a community building, and a few passive places for people to sit and gather,
but overall, the park is not fully utilized by a broad range of community members throughout the year
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Analysis 7
Summary of Community and
Stakeholder Engagement SUMMARY OF COMMUNITY AND STAKEHOLDER INPUT
COMMUNITY STRENGTHS/
POTENTIAL LRT BENEFITS CHALLENGES/LRT CONCERNS VISION FOR THE FUTURE
»Becker Park as a community
gathering place (playground, ball
fields, courts, Frolics)
»Commercial at Bass Lake and
West Broadway (Target, Buffalo
Wild Wings, Starbucks, etc.)
»LRT improves connections and
access (to the airport, higher edu-
cation, and downtown)
»Crystal Airport
»Crystal Medical Clinic
»Centrally located
»Strong walkable residential
neighborhoods
»Pedestrian crossings on County
81 are difficult and do not feel
safe
»Undesirable uses, such as the
pawn shop and liquor store
»Vacant and underutilized buildings
»Traffic congestion
»Not an inviting entrance to the
city
»Inadequate parking
»Absentee landlords and poorly
maintained property
»Poor lighting
»Some communities are isolated
»Develop 2-3 story walkable
mixed-use with retail on the
ground floor
»Connect bike paths along the
corridor
»Safe and easy crossings of
Highway 81 and Bass Lake Road
»Support for immigrant business-
es and help unite the community
»Clean, safe, and comfortable station
»Create a plaza around station
»Convenient retail (dry cleaning,
post office, etc.)
»Reconceive Becker Park to be a
community hub with year-round,
multi-use activities
»Improve housing choices for the
community
Community engagement began in July 2015 with a concerted effort
by the City of Crystal to identify and invite people who live, work,
or are otherwise interested in the station area to join a Community
Working Group (CWG) to help guide the planning effort, assist with
community outreach and engagement, and review design concepts
and draft plans. As part of Hennepin County’s health initiatives in
the Bottineau Corridor, a cohort of community organizations, called
the Health Equity & Engagement Cohort (HEEC), was formed to
assist in engaging populations that are traditionally underrepre-
sented in standard public outreach processes. The HEEC members
for this phase of station area planning included: African Career &
Education Resources Inc. (ACER), African American Leadership
Forum (AALF), CAPI USA, La Asamblea de Derechos Civiles, Lao
Assistance Center of MN (LACM), MN African Women’s Association
(MAWA), and Northwest Hennepin Human Services Council.
Three community-wide meetings were held to get input and
feedback from the larger community. At the initial meeting on
September 29, 2015, community members and stakeholders were
invited to share their thoughts and ideas about the strengths and
weaknesses of the area surrounding the proposed LRT station, as
well as a vision for the future.
A design workshop was held from November 3–5, 2015. The
workshop focused on specific designs for the station area. It featured
a series of focus group sessions where technical experts, community
leaders, members of the business community, residents, the CWG
and HEEC, and other stakeholders were invited to share their ideas,
concerns, and vision for the area and provide feedback on initial
design concepts. Several design concepts were developed and pre-
sented for feedback at the second community-wide meeting held on
November 5, 2015.
TABLE 2 STRENGTHS, WEAKNESSES, AND VISIONS Summary of input provided by the community
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Analysis 8
Based on that community feedback as well as additional techni-
cal analysis, these plans were then tested and refined. Final design
concepts were presented at a third community-wide meeting on
January 25, 2016 during which community residents and stakehold-
ers reviewed and provided additional feedback.
A Technical Advisory Committee (TAC), comprised of repre-
sentatives from public agencies involved in the project, was also
engaged and met throughout the process to review and provide com-
ments and direction on technical information for the project from the
standpoint of their agencies.
CRYSTAL COMMUNITY AND STAKEHOLDER ENGAGEMENT CRYSTAL COMMUNITY AND STAKEHOLDER ENGAGEMENT
CRYSTAL COMMUNITY AND STAKEHOLDER ENGAGEMENT CRYSTAL COMMUNITY AND STAKEHOLDER ENGAGEMENT
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Analysis 9
Health Equity Hennepin County incorporated health considerations as a special
area of focus in station area planning, recognizing that transpor-
tation systems and the characteristics of our neighborhoods have
a substantial impact on community health, and that populations
within the Bottineau Corridor experience significant disparities in
health outcomes.
In 2013, Hennepin County published the Bottineau Transitway
Health Impact Assessment (HIA), which documented dramatic eco-
nomic, environmental, and social inequities in the Bottineau Corridor
compared to the rest of the region. These inequities have resulted in
substantial disparities in health outcomes (chronic disease and life
expectancy) in some Bottineau communities. The Bottineau LRT
offers an opportunity to begin improving health in these communities.
The following are the HIA recommendations for station area
planning:
»Conduct additional analysis to identify low-income and transit
reliant populations along the proposed route that could easily con-
nect to light rail via the bus or another transit service.
»Engage populations living in the Bottineau Corridor during sta-
tion area planning and incorporate engagement strategies to
reach traditionally underrepresented groups such as low-income,
minority, immigrant, and non-English speaking populations.
»Focus Bottineau Corridor cities’ residential and commercial
growth in the station areas and implement requirements that
encourage higher density, mixed-use development and benefit
existing communities.
»Incorporate pedestrian and bicycle infrastructure improvements
into station area plans to improve traffic safety and facilitate
access to the transit stations by foot and bike.
Pedestrian and bicycle access for all are priorities of the plan
Engagement strategies aimed to reach underrepresented groups
Providing spaces for all ages is an important aspect of equity
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Analysis 10
At 36% people of color, Bass Lake Road station area has a higher
percentage of persons of color compared to the average in Crystal
and to the rest of Hennepin County. In general, populations of color
and immigrant populations experience disparities in key deter-
minants of health such as employment, income, and healthy food
access. The Bottineau LRT has the potential to reduce these dispari-
ties for people living in or visiting the station area by improving a
number of the factors that affect community health.
TABLE 3 Crystal Community Profile
Fig. 4 SOCIAL DETERMINANTS OF HEALTH
Source: Determinants of Health Model based on frameworks developed by the Minnesota Department of Health at http://www.health.state.mn.us/divs/chs/
healthequity/ahe_leg_report_020414.pdf and the following papers: Tarlov AR. Ann N Y Acad Sci 1999; 896: 281-93; and Kindig D, Asada Y, Booske B. JAMA
2008; 299(17): 2081-2083.
10%
10%
10%
30%
40%
»Preserve existing affordable housing and support the development
of affordable and mixed-income housing near transit locations.
The HIA recommendations above address key health factors
called “social determinants of health.” These factors are character-
istic of virtually every community and affect our health, for better
and for worse. Good station area planning can help tip these social
determinants of health in a community’s favor so the physical design
of the area around the LRT stations, as well as the human capital pro-
grams associated with that design, become assets that contribute to
improving overall community health.
The community in the Bass Lake Road Station Area matches
the average for the City of Crystal and Hennepin County, with a few
key differences as noted below and in Table 3. Children, seniors,
and transit reliant populations have the most to gain from improved
transit access and positive changes to walking and biking in the sta-
tion area. As Table 3 shows, these populations make up a substantial
portion of station area residents. Children comprise 22% of residents
in the ½-mile station area, and seniors account for 11% of residents
in the station area. Safe walking and biking connections will be
crucial for the wide range of people who will connect at the station.
Residents expressed concern for how children and seniors will be
able to safely traverse the station area, especially crossing County
Road 81 and Bass Lake Road.
Low income residents and residents living in poverty, who make
up 14% of the population in this station area, also have the poten-
tial to benefit greatly from high frequency LRT transportation in
their neighborhood. The LRT can provide access to education and
employment opportunities and reduce the need for car ownership,
which is a significant financial burden for lower income residents.
CRYSTAL COMMUNITY PROFILE
½-Mile Station Area Crystal Hennepin County
Population 2,405 22,151 1,152,388
Persons under 18 years 22%22%22.4%
Persons over 65 years 11%14%12.2%
Persons of Color 36%22%23.6%
Zero car households 4%7%10.5%
Living in Poverty 14%10%12.8%
Data Sources:
2010 Census, Summary File 1 100% Data: Total Population, Population Under 18, Population 65 and Over, Minority Population
American Community Survey 2007–2011 5-year Summary File: Low-Income Population, Percent Zero Car Households
GENES AND BIOLOGY (10%) Characteristics you are born with.
For example, some people are born with a mental or physical
disability or a predisposition towards certain diseases such as
Type 1 diabetes. This category also includes gender and age.
PHYSICAL ENVIRONMENT (10%) The safety, quality, and
sustainability of your environment. For example: Availability
and quality of sidewalks, exposure to air or water pollution at
home or at work, or living in overcrowded or poorly maintained
housing.
CLINICAL CARE (10%) Access to preventive medical care such
as a primary care provider or family doctor, health insurance,
medications, and specialty medical care as needed.
HEALTH BEHAVIORS (30%) Personal actions or decisions that
influence your health. For example: smoking, alcohol use, eating
habits, and exercise habits.
SOCIAL AND ECONOMIC FACTORS (40%) Interactions with
family, friends, coworkers, and others that shape everyday
experiences in neighborhoods, communities, and institutions.
This includes income, transportation options, educational
opportunities, job opportunities, discrimination, segregation,
access to healthy food, social support, exposure to crime and
violence, and more.
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Analysis 11
Findings for this study focus on the ½-mile area around the Bass
Lake Road Station (the “Bass Lake Road Station Area”). Except for
the purposes of evaluating competitive supply, the Study Area does
not include land more than a ½-mile from the station, as the location
near transit would cease to be a major factor in the land’s development.
KEY ASSETS
The Bass Lake Road Station has a unique siting in the region and
relationship to existing retail and open space. The City of Crystal has
an opportunity to increase transit oriented development. Strengths of
this location include:
1 Demographic Change. Reflecting national trends, Hennepin
County’s population is becoming older overall. From 2016 to
2025, persons in their 70s will have the greatest growth of any
age group in the county. Some senior citizens will likely prefer
to both downsize their homes and reduce the level of time and
energy required to maintain a house. This demographic shift may
increase the appeal of walkable multifamily housing adjacent to
transit.
2 Existing Retail. There is a strong retail cluster around Bass Lake
Road and West Broadway Avenue. This could be considered an
amenity to future residents of transit oriented housing.
3 Open Space. Becker Park is adjacent to the planned Bass Lake
Road Station and would be an amenity to future residents of tran-
sit oriented housing.
Market Analysis A high level preliminary real estate market analysis was performed
by SB Friedman Development Advisors for various uses around
the Bass Lake Road Station on the METRO Blue Line Extension
through the city of Crystal (the “Study Area”). A market study ana-
lyzes the economic, financial, physical, and demographic conditions
of a community and the market’s ability to support additional real
estate development without public sector support or intervention.
In addition to the market, there are a wide range of policy and
financial tools that policy makers can use to support real estate devel-
opment that would not otherwise occur. Housing affordability is one
example. Due to the total costs of new construction, the private market
on its own will not produce affordable housing, so these programs are
dependent on political support and financial commitment from all lev-
els of government. This analysis focuses solely on market conditions.
The market recommendations in this plan came out of the follow-
ing work:
»Evaluated existing conditions within the Study Area;
»Assessed competitive supply, including planned projects for resi-
dential, retail, and office development within the relevant market
areas;
»Evaluated demand for residential, retail, and office uses;
»Considered the potential impacts of catalytic infrastructure
improvements within the Study Area, namely the proposed
METRO Blue Line Extension along the Bottineau LRT Corridor;
and
»Identified potential development opportunities, including product
types and scale.
Fig. 5 SELECTED REGIONAL RETAIL CLUSTERS AND MAJOR CENTERS
Source: CoStar, Esri, SB Friedman
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Analysis 12
CORRIDOR-WIDE COMPETITIVE SUPPLY AND PLANNED PROJECTS
To develop preliminary insights into development potential in the
Study Area, market conditions of three real estate products were ana-
lyzed at a regional scale — either county-wide or near the Bottineau
LRT Corridor. The specific opportunities and challenges within the
Study Area were then assessed, which helped inform the final con-
clusions. Because of similarities in its economic profile and recent
development, the area around the existing METRO Blue Line through
Minneapolis was used as an indicator of the amount of development
that could occur after the expansion of the METRO Blue Line. The
competitive environment and development context for each of the
three product categories are summarized in Table 4.
DEVELOPMENT OPPORTUNITIES AND OTHER CONSIDERATIONS
Based on analysis of competitive supply, demographic trends,
demand, and existing conditions within the Bass Lake Road Station
Area, the market study has preliminarily identified potential oppor-
tunities for near-term and long-term development within the Bass
Lake Road Station Area. The strongest market potential in the near-
term appears to be for attached housing. However, even with some
market demand, new development will only be realized once devel-
opers can identify suitable and properly priced sites. Finding a suit-
ably large site near Bass Lake Road that is ready for redevelopment
will be one of the greatest challenges in the near-term.
COMPETITIVE SUPPLY AND DEVELOPMENT POTENTIAL FOR BOTTINEAU CORRIDOR STUDY AREA
RESIDENTIAL RETAIL AND RESTAURANTS OFFICE
Competitive Supply in past 25 years »Throughout the north suburban Bottineau LRT
Corridor, only approximately 300 units of multifamily
rental apartments have been built over the past 25
years, the vast majority being senior housing.
»Brooklyn Park is currently adding 480 units of mar-
ket-rate apartments near the future Oak Grove sta-
tion. The project was made financially feasible due
partially to public Tax Increment Financing (“TIF”)
assistance and tax abatement.
»Regional-level retail has tended toward locating
in the western and southern suburbs lining I-494,
up to and including Maple Grove. Locally, Brooklyn
Boulevard has extensive power center retail, the
Brookdale Mall site is being redeveloped, and
smaller clusters exist in downtown Robbinsdale and
around the Crystal Shopping Center.
»Target’s North Campus has been the only large cor-
porate office development near the Bottineau LRT
Corridor.
»In Crystal, the newest smaller office building is the
Crystal Medical Building. There are other older,
smaller (less than 20,000 square feet) office build-
ings in the city. All of these buildings have fairly low
vacancy rates (under 15%).
Future Development Potential »Residential demand throughout the Bottineau LRT
corridor is expected to grow, similarly to the growth
that occurred in South Minneapolis after the exist-
ing METRO Blue Line opened. With the assistance
of public funds to support some affordable hous-
ing units, housing development went from 132
units built from 1990–2003 to 1,048 units built from
2004–2015.
»Along the Corridor, transit oriented retail would
likely occur at a smaller scale than much of the exist-
ing Crystal retail to the west, which is highly auto-
oriented and includes large building footprints with
surface parking.
»If demand remains and a suitable site can be found,
medical office development may become more
feasible and could take a form similar to the Crystal
Medical Office Building (5700 Bottineau Boulevard),
containing 45,000 square feet over two floors.
TABLE 4 Competitive Supply and Development Potential for Bottineau Corridor Study Area
NEAR-TERM DEVELOPMENT POTENTIAL
RESIDENTIAL RETAIL AND RESTAURANTS OFFICE
Development Potential and Type »There may be potential for a multifamily building
with 40–100 units, if an appropriate site can be found.
Affordable or senior housing may be possible with
financial assistance. Lower median incomes com-
pared to stations that are north of Crystal may make
market-rate development more challenging.
»Small-scale (tens of thousands of square feet) infill
retail may have potential. Neighborhood retail includ-
ing nail salons, dry cleaners, and convenience tenants
may be feasible, depending on policy decisions and
financial assistance from the city.
»Medical/spec office could potentially occupy upper
floors of a redevelopment project, or possibly at a site
just north of the existing Crystal Medical Building (as
a second phase). This development would be smaller
scale (tens of thousands of square feet).
Constraints »Development potential is greatly limited by existing residential uses surrounding the area, as well as the fairly new office building east of County Road 81, and a public
park at the southwest corner of County Road 81 and Bass Lake Road.
»Nearby auto-oriented retail development may be more economically viable in the near-term, and little suitable land is available around the station.
TABLE 5 Near-term Development Potential
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Analysis 13
Fig. 6 REGIONAL OFFICE DEVELOPMENT, POST-1990
Source: CoStar, Esri, SB Friedman Development Advisors
Fig. 7 DEVELOPMENT IN THE BASS LAKE ROAD STATION AREA, POST 1990
Source: CoStar, Esri, SB Friedman
Near-term (5-Year) Development Potential
There may be limited opportunities for development within the Bass
Lake Road Station Area within the first five years after the opening
of the METRO Blue Line Extension. Given the challenges associated
with redevelopment, financial assistance from the city or other funders
may be required to make some or all of these products financially fea-
sible. These development products are summarized in Table 5.
Long-Term (10- to 20-Year) Development Potential
Early investments in the station area have the potential to shift percep-
tions of Crystal and impact development over the next 10 to 20 years.
If early redevelopment projects and large, transformative infrastruc-
ture investments such as the light rail line and the reconfiguration of
Becker Park are successful, there may be long-term opportunities for
additional development in the Station Area. Below is a summary of
the types of long-term development that is possible around each corner
of the County Road 81 and Bass Lake Road intersection:
»Northwest & Northeast Corners – Development in the long-
term will follow the limited near-term development trends
described above, unless one or more large property owners
decide to redevelop and reposition a major site into transit orient-
ed development. If there is interest in full redevelopment, housing
(market-rate apartments, senior apartments, others) with some
office and/or retail may become a possibility.
»Southeast Corner – Small existing multifamily development on this
corner may have potential to be redeveloped into new multifamily
product in the coming decade, similarly to the northern corners.
»Southwest Corner – Becker Park is a 14 acre public park located
immediately southwest of the proposed Bass Lake Road station.
Development of any portion of the site would require a policy
change by the city.
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Analysis 14
Urban Design Analysis Looking closely at all of the elements of a place — its “genetic
code” — is a key part of understanding that place and unlocking
well-reasoned recommendations. In the planning process, this task
is accomplished through a series of drawings called UDA X-Rays®.
Each x-ray diagram illustrates an individual land use or specific
element of the city. Using this technique, patterns become vis-
ible that allow designers to better understand the existing circum-
stances. Approximately a dozen x-rays were prepared for Crystal.
Representative examples are highlighted on the following page.
SINGLE-FAMILY RESIDENTIAL BUILDING
MULTI-FAMILY RESIDENTIAL BUILDING
COMMERCIAL BUILDING
OFFICE BUILDING
INDUSTRIAL BUILDING
INSTITUTIONAL BUILDING
COMMERCIAL AND INDUSTRIAL LAND
PUBLIC PARKS AND OPEN SPACE
RESIDENTIAL LAND
VACANT PROPERTY
0 500 1000
Fig. 8 PORTRAIT OF EXISTING CONDITIONS An illustrative drawing showing the existing development pattern in Crystal.
CRYSTAL CITY BOUNDARY
Bass Lake Road
C
o
u
n
t
y
R
o
a
d
8
1
W
B
r
o
a
d
w
a
y
A
v
e
n
u
e
D
o
u
g
l
a
s
D
r
i
v
e
Becker
Park
53rd Avenue
Wilshire Boulevard
58th Avenue
½-MILE RADIUS
STATION
Crystal
Shopping
Center
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Analysis 15
Fig. 9 LOCAL STREET PATTERNS The station
area is characterized by a grid of local streets that is
interrupted by West Broadway Avenue and two freight
rail corridors. These major infrastructure elements
have limited crossing points, funneling traffic onto a
few crucial arterial streets, such as Bass Lake Road.
Fig. 10 RESIDENTIAL PATTERNS Residential uses
occupy approximately half of the station area, filling
most blocks created by the local street grid. Arterial
streets, commercial/industrial land uses, and Becker
Park create voids in the pattern.
Fig. 11 COMMERCIAL USES Commercial uses are
primarily concentrated around the intersection of West
Broadway Avenue and Bass Lake Road. Shopping centers
can be identified by their large building footprints.
Secondary commercial uses extend south along
West Broadway. County Road 81 is also a secondary
commercial address.
Fig. 12 TRANSIT Many existing bus routes serve city
neighborhoods. Some of the bus stops are within
walking distance from the intersection of Bass Lake
Road and County Road 81. Prior to operation of the
Blue Line Extension, Metro Transit will work with
stakeholders to study how this system should be
enhanced to best leverage the proposed LRT station.
Fig. 13 INDUSTRIAL USES Industrial uses are focuses
around the intersection of the two rail corridors (south
of the LRT station). The freight rail line, warehouses, and
manufacturing are the main industrial features. Public
transit will share the north/south rail corridor with LRT on
the east and cargo on the west.
Fig. 14 PARKS AND INSTITUTIONS Crystal is a city
of parks. One of the largest parks, Becker Park, is
adjacent to the light rail platform. Other parks can be
seen around the perimeter of the station area.
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Analysis 16
Land Use Crystal has a mix of the land uses that one would expect to find in a
suburban city: commercial, office, industrial, institutional, residen-
tial, and parks. The city is a blend of quiet residential neighborhoods
inset between transportation corridors and parks. With its large com-
mercial core, the station area acts as the retail hub for most residents
and is seen as the city’s downtown.
Fig. 15 EXISTING LAND USE PLAN From City of Crystal Comprehensive Plan.
PARK
RAILWAY
INDUSTRIAL
NEIGHBORHOOD COMMERCIAL
MEDIUM-DENSITY RESIDENTIAL
AIRPORT
GENERAL COMMERCIAL
HIGH-DENSITY RESIDENTIAL
LOW-DENSITY RESIDENTIAL
PUBLIC — INSTITUTIONAL
(PARK)
PUBLIC — INSTITUTIONAL
(HIGH-DENSITY RESIDENTIAL)
CEMETERY
PUBLIC — INSTITUTIONAL
(LOW-DENSITY RESIDENTIAL)
PUBLIC — INSTITUTIONAL
(GENERAL COMMERCIAL)
OTHER UNDEVELOPED (IND.)
APPROXIMATE STATION LOCATION
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Transportation Networks 17
Transportation Networks American cities are currently experiencing a fundamental shift in
the ways residents and visitors elect to get around. An influx of new
and improved transportation options, changes in travel behavior
(especially among young people and transit reliant populations), and
advancements in mobile technology have altered the transportation
landscape. We have more options than ever, and this trend is likely
to accelerate.
With a new LRT station proposed in Crystal at Bass Lake Road,
it is important to look closely at all the supporting transportation
networks. Access to the new station for all transit riders, whether by
foot, bike, vehicle, bus, or some combination, is an important con-
sideration in the station area plan to help transit riders. These “last
mile” connections help people get from their home to the transit
stations, or from the station to work, school, shops, or other destina-
tions that lie outside the 10-minute walk area.
The street network is relatively complete and supports good
accessibility for vehicles. However, there are segments of the side-
walk system that do not connect. As operation of the METRO Blue
Line Extension approaches, Metro Transit will work with stakehold-
ers to address current and future bus routing to connect the new
LRT station.
The goal in all cities along the Bottineau LRT is to have lay-
ers of complete transportation networks that are seamlessly linked
together, making it easy for people to access destinations throughout
the region. Built-out systems for pedestrians, bikes, vehicles, and
shared-use modes will provide transportation choices that may not
be available today. Done with care, these transportation webs can
increase ridership, improve quality of life, and become a new driver
for economic development.
BIKE SHARE SYSTEM A service in which bicycles are
made available for shared use to individuals on a very
short-term basis
CAR SHARE A model of car rental where people rent
cars for short periods of time, often by the hour
TRANSIT/BUS Buses on Nicollet Mall in downtown
Minneapolis
LIGHT RAIL TRANSIT Existing METRO LRT
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Transportation Networks 18
Fig. 16 10-MINUTE WALKSHED
Providing safe, comfortable access to transit for foot traffic is a
central part of making the Bottineau LRT successful. A complete
pedestrian network supports increased access to transit, expanded
ridership, and community health through physical activity.
The rule of thumb is that people are willing to walk approxi-
mately 10 minutes, or roughly a ½-mile, on a regular basis to access
light rail transit. The area that people can easily walk to within a
certain period of time is called a walkshed. Around the Bass Lake
Road LRT station, the 10-minute walkshed almost reaches the full
½-mile from the station platform due to the rectilinear street pattern,
but large commercial parcels and limited access along County Road
81 and across the freight rail corridor prevent consistent walkability
(see 10-Minute Walkshed below). The main challenge for walkers is
that high traffic volumes and speeds at certain intersections make it
very stressful to cross.
The Station Area Plan recommendations build on the City of
Crystal’s existing sidewalk network, which gives preference to side-
walks on major streets while having few or no sidewalks along resi-
dential streets. Priority projects have been identified based on resi-
dent input, station access needs, and known gaps in the network. The
main points of concern identified by residents and stakeholders for
improved pedestrian/bike crossings are primarily concentrated along
Bass Lake Road. General recommendations for pedestrian improve-
ments, as well as specific recommendations for these main points of
concern, are outlined on the following page.
Pedestrian Network
Fig. 17 GAP ANALYSIS Red lines indicate locations without sidewalks, most of which are on secondary residential streets.
10-MINUTE WALKSHED
EXISTING SIDEWALK
NO SIDEWALK
APPROXIMATE STATION LOCATION
0 400 800
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Becker Park
Detailed Plan
Forthcoming
Crystal
Shopping
Center
North Bass
Lake Park
10-MINUTE WALK (WALKING ON SIDEWALKS)
10-MINUTE WALK (WALKING IN THE STREET)
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CRYSTAL LAKE REGIONAL TRAIL
LIGHT RAIL CORRIDOR
8000400 1600
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Transportation Networks 19
Recommendations for Pedestrian Improvements
Much can be done to improve the walking experience without com-
promising the movement of vehicles. The Station Area Plan recom-
mendations outlined here build on the current City of Crystal sidewalk
requirements and are consistent with the Bottineau Bike Study recom-
mendations. Priority areas were pinpointed based on resident input,
station access needs, and known gaps in the network.
Some of the most critical pedestrian improvement areas identi-
fied by stakeholders during the station area planning process were
the intersections along Bass Lake Road. A Promenade is being pro-
posed to improve pedestrian movements along Bass Lake Road and
is described in more detail on page 26 of this report. The goal is to
create both a strong visual and physical connection for pedestrians
between the LRT station and the surrounding businesses by creating
a 13- to 15-foot wide sidewalk on both the north and south sides of
Bass Lake Road between the intersection with County Road 81 and
West Broadway Avenue.
For streets within the station area that currently do not have side-
walks, the recommendation is to consider adding sidewalks to all major
streets within the ½-mile radius of the Bass Lake Road station.
Rectangular Rapid Flashing Beacons (RRFB) and Pedestrian Crossing Signage Wide crosswalk with pedestrian refugeLRT Crossing at Bass Lake Road and County Road 81
Improvements at County Road 81 and Bass Lake Road
»Pedestrian Improvements to be Implemented:
›Add stop bar in advance of crosswalk (for visibility)
›Add crosswalks at right-turn islands
›Add advanced pedestrian/bike signage
›Add audible pedestrian signals
›Tighten corner radius
›Widen white crosswalk markings (min. 10 feet)
›Underlay crosswalk markings with a black field so
they are more visible
»Pedestrian Improvements Requiring Further Study:
›Add no right turn on red for east-west movement
›Add intermediate pedestrian signals/pushbuttons
to medians (only when there is sufficient space)
›Narrow or remove left turn lanes to create larger
refuge area
›Add bollards/landscaping in median
›Lower speed limit on Bottineau Boulevard (CSAH 81)
›Enhance crosswalk markings (raised crosswalk at
channelized turns)
›Review east-west right turn lanes
Intersection Improvements along Bass Lake Road
»Develop pedestrian promenades along both the north
and south sides of Bass Lake Road, from County
Road 81 to West Broadway
»Add a crossing at Elmhurst with white pavement
marking and a stop bar in advance of the crosswalk
Improvements to City Streets
»Add sidewalks to Elmhurst Avenue to connect Station
Area redevelopment north of Bass Lake Road to the
station and pedestrian promenade
»Widen white crosswalk markings (minimum 10 feet)
»Evaluate stop bars in advance of crosswalk (for vis-
ibility)
»Provide pedestrian and bike crossing signage
»Rapid flashing beacons
»Raised crosswalks
Raised crosswalk Stop bars
Note: Hennepin County will partner with the City of Crystal regarding all
proposed changes to County roadways.
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Transportation Networks 20
County Road 81 The main challenge for people walking or riding a bike is that high
traffic volumes and speeds make County Road 81 uncomfortable to
cross. This is especially true at Bass Lake Road where the posted
speed limit changes from 45 mph south of Bass Lake Road to 55
mph north of Bass Lake Road. In addition, for people needing to
cross kitty-corner, they may need to navigate as many as fifteen
lanes of traffic, and cars have been noted to stop in the crosswalks
impeding movement.
Much can be done to improve the walking experience without
compromising the movement of vehicles. A list of proposed pedes-
trian and bicycle improvements at County Road 81 is included on the
previous page and will require further study to determine what is
feasible and can best address the challenges of this intersection.
Beyond improving the crosswalks, a grade-separated pedestrian
bridge option was requested by City Council members and numer-
ous residents. In response, the Blue Line Extension Project Office
has tested options for a pedestrian bridge along the south side of the
intersection. The City Council received a presentation of options
for grade separated improvements on January 25, 2016. Additional
design of a grade separated crossing will continue to be led by the
Blue Line Extension Project Office.
INTERSECTION OF BASS LAKE ROAD AND COUNTY ROAD 81
Fig. 18 AERIAL OF THE INTERSECTION OF BASS LAKE ROAD AND COUNTY ROAD 81
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Transportation Networks 21
B
Bass Lake Road
Bass Lake Road
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Enhancements
(East side of CSAH 81)
• Pedestrian Level Lighting
• Low Site Wall at Back of Trail
• Shrub/Perennial Planting Beds
• Trees
Landscaped Center
Median
Cell Tower with Fence Enclosure
Corner Plaza
Enhancements
• Existing Monument Sign
• Pedestrian Level Lighting
• Low Site Wall
• Benches
• Bike Loops
• Shrub/Perennial Planting Beds
• Trees
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PEDESTRIAN CROSSING IMPROVEMENTS
LEGEND
Signalized Intersection
Pedestrian Level Lighting
Standard Gray Concrete Paving
Enhanced Paving (Color and Texture)
Stop Bars in Advance of Crosswalks
Raised Crosswalks at Right Turn
Islands
12’ Wide Enhanced Crosswalks
Advance Ped/Bike Signage
Accessible Pedestrian Signals (APS)
Tighter Corner Radii (NE/SW)
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Fig. 19 PLAN OF CONCEPT PEDESTRIAN BRIDGE
PEDESTRIAN BRIDGE EXAMPLE Fig. 20 PROPOSED INTERSECTION IMPROVEMENTS
3-D ILLUSTRATION Proposed intersection improvements.
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Transportation Networks 22
Providing safe and comfortable bike access to the LRT is important
because it can improve the overall quality of the transit experience,
extend the reach of the transit network, increase ridership, and pro-
vide opportunities for daily physical activity. The Bottineau Bike
Study was conducted in parallel with this Station Area Plan and
looked at bicycle access and circulation in and around station areas,
as well as bike parking and corridor long bicycle travel. A summary
of those results is presented below. A summary of the Bottineau Bike
Study with a focus on Crystal is attached as an Appendix. The full
report is available at www.hennepin.us/bottineau.
An average person biking is willing to ride 20 minutes, or
approximately three miles on flat ground, to access an LRT sta-
tion. The City of Crystal features a grid of neighborhood streets
divided by major avenues spaced approximately one mile apart.
Twin Lake provides a natural barrier to the east of the city, while
Crystal Airport creates a land use gap in the street network leaving
a large area with no connections. County Road 81, traveling diago-
nally north-south across the grid creates another barrier, along with
West Broadway, the freight railroad corridor north of 52nd Avenue,
and the planned LRT transitway. Regional bicycling connections are
provided by the Crystal Lake Regional Trail, connecting south to
Robbinsdale and east to the Twin Lakes Regional Trail. Completed
sections of the Bassett Creek Regional Trail also provide limited
connectivity beyond Crystal. On-street bicycle facilities, such as the
bicycle lanes on Douglas Drive, feature limited connectivity with no
connections across West Broadway or County Road 81.
The existing mixed-use trail that runs through Becker Park
Winnetka Avenue shared lane for bicycles
and parking
Bicyclist crossing Bass Lake Road at West
Broadway Avenue
Intersection of Bass Lake Road and West Broadway Avenue
Bicycle Network
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Transportation Networks 23
Priority recommendations of the Bottineau Bike study include:
»Multi-use trail on the south side of Bass Lake Road, connect-
ing existing trails west of Minnesota State Highway 169 with
the Bass Lake Road LRT station and the existing Crystal Lake
Regional Trail.
»Bike lanes on Sherburne Avenue between Douglas Drive and
Bass Lake Road, providing a direct connection between the LRT
station, planned trails and bike lanes on West Broadway, and the
existing bike lanes on Douglas Drive.
»Bike lanes on 58th Avenue, Orchard Avenue, and Bass Lake Road
connecting the Bass Lake Road LRT station with planned trails
on County Road 81. This corridor is an important connection
to the east of the transitway where Twin Lake and the Crystal
Airport create barriers in the street network. Similarly, limited
east-west crossings of County Road 81 make this an important
bicycle connection across Crystal.
»Combination of a trail, buffered bike lane, and bike lane along
West Broadway connecting Brooklyn Park to Crystal and down-
town Robbinsdale. This route provides local bicycle connections
and an alternate on-street route to the Crystal Lake Regional Trail.
»A trail on 36th Avenue and bike lanes on 42nd Avenue, con-
necting southern sections of Crystal with the Robbinsdale LRT
station, the Bassett Creek Regional Trail, and the proposed low-
stress route on the Crystal Lake Regional Trail and in Sochacki
Park. Further study is needed to determine trail feasibility of 36th
Avenue and the type of bike facility on 42nd Avenue.
»Bike boulevards on Vera Cruz, 48th Avenue, and Adair Avenue to
connect residents to the community center/aquatic center at Josh
Grogan Park.
This is a bicycle boulevard in Portland, OR. Pavement markings indicate that the roadway is a
shared street.
Bicycle boulevards can include treatments like this diverter that encourages drivers to take
other routes.
This is a bike boulevard on 17th Avenue South in Minneapolis. The neighborhood roundabout
helps slow traffic, making the street more comfortable for people biking. There are bicycle
boulevards proposed on Elmhurst Avenue and 62nd Street, as well as parts of Vera Cruz and
Adair Avenues.
This is a multi-use trail in Hopkins, MN. Multi-use trails are proposed along Bass Lake Road and 36th Avenue.
Bicycle lane on Plymouth Avenue in Minneapolis. Bike lanes are recommended on Douglas Drive, West Broadway, and Orchard Avenue in Crystal.
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Transportation Networks 24
Fig. 21 PROPOSED BIKE ROUTES
Bass Lake Road
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58th Avenue
Becker Park
Detailed Plan
Forthcoming
Crystal
Shopping
Center
North Bass
Lake Park
PROPOSED SHARED-USE TRAIL
EXISTING SHARED-USE TRAIL
EXISTING ON-STREET BIKE LANE
APPROXIMATE STATION LOCATION
PROPOSED ON-STREET BIKE LANE
20-MINUTE BIKESHED
Fig. 22 20-MINUTE BIKESHED MAP
Bass Lake Road
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Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Transportation Networks 25
Fig. 23 EXISTING TRANSIT ROUTES
Shared-Use Network
Bass Lake Road
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Shared-use mobility refers to the wide range of transportation sys-
tems that are shared by many users, rather than owned by an indi-
vidual, and include traditional public transportation, like buses and
LRT, as well as taxis, shuttles, bikesharing, carsharing, and other
options. Metro Transit’s regional bus and light rail transit system is
the foundation, and backbone, of our region’s shared-use mobility
network. As a system available to the general public, it represents
one of the original forms of shared-use mobility. Equally important
are the wide range of existing and newer shared-use transportation
options that have the ability to extend the reach of transit to make the
“last mile” connections.
The Bottineau LRT will be a new transit highway through the
regional transit system. The design features of this world-class asset
have been well documented. Metro Transit’s bus service is already
extensive within Crystal (see existing Route map). At the present
time the agency is studying route modifications that will best lever-
age the light rail extension. Primary bus service along Bass Lake
Road will remain.
Beyond public transit and the pedestrian and bike network, a
variety of other options may be used by customers to get between the
station and their final destination.
Small-scale, shared-use options include:
»Taxis and limos
»Jitneys (unlicensed taxis that serve areas where taxis do not nor-
mally go)
»Shuttles, including employer sponsored shuttles
»Bikesharing (provides members access to bikes)
»Carsharing (provides members with access to vehicles)
»Ridesourcing (online platforms connect passengers with drivers)
»Ridesharing (carpooling and vanpooling)
760
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BIKESHARE
LIGHT RAIL TRANSIT
METRO TRANSIT 0 1000 2000
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 26
Bass Lake Road Station
Area Plan
Fig. 24 ILLUSTRATIVE STATION AREA PLAN Light rail can be a catalyst for transit oriented development initiatives in and around the station area.
This image demonstrates the possible re-development that could occur in the long-term around the Bass Lake Road LRT station.
BASS LAKE ROAD STATION AREA PLAN GUIDING PRINCIPLES
»Placemaking
›Create a welcoming sense of arrival to the community from the station
›Reimagine Becker Park
›Convert Bass Lake Road from just an arterial into a compelling place
›Assist in the densification of shopping centers
»Connectivity
›Engage residents in future decisions about Becker Park
›Connect all modes of transportation to the light rail station
›Work to eliminate conflicts between pedestrians, bikes, and cars at
County Road 81
›Encourage pedestrian and bike friendly crosswalks
›Create walkable and bikeable streets
»Land Use
›Take advantage of compact building design and reduced parking require-
ments within a ½-mile radius of stations
›Allow for targeted mixing of land uses
›Identify long-range opportunity sites
›Remove hurdles to economic development
The planning area for the Bass Lake Road Station Area is defined as
the area within a ½-mile radius of the proposed light rail platform.
The Station Area Plan addresses connections and access to the sta-
tion for all modes of transportation, future land use implications, and
placemaking — a multi-faceted approach to the planning, design,
and management of beautiful public spaces. The principles of tran-
sit oriented development (TOD) underpin all station area planning.
TOD areas have a mix of residential and commercial uses designed
to maximize access to public transit and to encourage transit rider-
ship. Specific recommendations for the Bass Lake Road Station Area
Plan are identified on the following pages.
Bass Lake Road between County Road 81 and West Broadway is
viewed as the downtown of Crystal. Community stakeholders saw an
opportunity to reinforce this identity in the Station Area by incorporat-
ing more pedestrian access along Bass Lake Road and adding mixed-
use buildings that would bring retail and residential closer to the station.
The city, Hennepin County, stakeholders, and residents are eager
to see the retail center and Becker Park become improved versions
of what they are today — a unique commercial center and civic park
surrounded by desirable residential neighborhoods. Community
stakeholders repeatedly emphasized the importance of maintaining
the distinctive mix of uses, (open space, retail, residential, education-
al, office, etc.) while leveraging the LRT station as a driver of posi-
tive change. Light rail and associated infrastructure improvements
should catalyze market potential, and assist in upgrading the image
of the corridor.
Public improvements will fall into several categories, each
addressing location-specific needs. These improvements will
enhance pedestrian and bike infrastructure, support the redevelop-
ment of underutilized property, and create a more attractive public
Bass Lake Road
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TABLE 6 Guiding Principles
Becker Park
Detailed Plan
Forthcoming
Crystal
Shopping
Center
North Bass
Lake Park
0 400 800
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 27
CRYSTAL SIGNAGE The LRT station will create a new entrance into the community —
distinctive signage can help create a sense of pride and place for Crystal.
RESIDENTIAL STREETS Crystal has strong residential neighborhoods. The areas around the
station will become even more desirable places for people to live.
RAIL CORRIDOR The area along the rail will be reconfigured and landscaped. Views from the
station into Becker Park will create a vision for riders of Crystal as a destination.
PARK BUILDING The building in Becker Park is used for concerts and events — a new facility would be an opportunity
for an iconic, functional building that all members of the community identify with the place.
BECKER PARK The park is already a well-loved open space in the city, and presents an opportunity to enhance the uses
and character of the park to be better utilized by all members of the community and throughout the year.
realm. The plan also includes specific recommendations for long-
term catalyst projects within the study area.
Placemaking and Cultural Diversity
1. Public spaces are often where people gather and what defines a
community. 2. Placemaking is a multi-faceted approach to planning,
design, and management of beautiful public spaces, which builds
upon and enhances a community’s assets and potential. The cities
along the Bottineau LRT are home to a variety of cultural and ethnic
groups. Community and economic development efforts should sup-
port a range of businesses, services, and places that embrace and
support the needs and preferences of the corridor’s varied and chang-
ing population demographics.
Placemaking is planning which focuses on building upon and
enhancing a community’s assets in order to promote a pride of place
and the well-being of that community and its members. Creating and
maintaining an authentic sense of place is especially important at a time
when individuals and families are increasingly choosing a great place to
live over most other factors, including proximity to employment.
The Bass Lake Road Station Area already has an advantage with
its distinctive commercial core and 12-acre Becker Park. It also has a
disadvantage in that it is isolated from the primary activity areas. As
was discussed in detail on the preceding pages, the Bass Lake Road
Promenade, reimagined Becker Park, and the development of oppor-
tunity sites in a strong mixed-use downtown for Crystal all offer
unique opportunities for authentic placemaking. Strategies for place-
making, promoting cultural diversity, and connecting the station
area to social nodes may include widening sidewalks, planting trees,
enhancing streetscape, installing street furniture such as benches
that encourages all people to spend time, extending pedestrian-scale
lighting, offering smaller retail space or pop-up opportunities for
new creative businesses, incorporating public art, and highlighting
iconic buildings and signage.
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 28
Opportunity Sites
Fig. 25 OPPORTUNITY SITES IN PROXIMITY TO PROPOSED LRT STATION
STATION AREA/10-MINUTE WALKSHED
FUTURE OPPORTUNITY SITE
OPPORTUNITY SITE
EXISTING PARK
LRT STATION SITE
Drawing from community input, the city and the consultant team
identified a series of near- and long-term opportunity sites that have
redevelopment potential under the right set of circumstances. These
properties are currently home to either commercial or multi-family
uses. Decisions to participate in redevelopment would be made by
individual property owners based on market opportunity.
The team considered several criteria when identifying opportuni-
ty sites — proximity to the proposed LRT station, existing land use,
underutilized lots, trends in market rates, and suitability for future
mixed-use. For example, sites with excess surface parking, critical
mass, or a location on the west side of County Road 81 would be
ideal candidates for redevelopment.
In most cases intensification of use is permitted today but current
market conditions do not support redevelopment at this time. Current
land uses support Neighborhood Commercial, adjacent to residential
areas. The addition of the Bottineau LRT station, the evolving mar-
ketplace, and building obsolescence will eventually create conditions
that will support redevelopment. Additional incentives for TOD such
as reduced parking ratios, increased building coverage, increased
building heights, or reduced setbacks would accelerate opportunities
for mixed-use development.
Near-term Open Space Initiatives:
»Bass Lake Road Promenade
»Becker Park
Potential Long-term Redevelopment Opportunities:
1 Daycare/Liquor Store
2 Office Building/County Parcel/Used Car Lot
3 Apartment Complex
4 North side of Bass Lake Road
Bass Lake Road
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Shopping
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Lake Park
57th Avenue
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58th Avenue
APPROXIMATE STATION LOCATION
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OPPORTUNITY SITE CRITERIA
»Proximity and walkability to
the proposed LRT station
»Existing land use
»Underutilized property (parking
lots, storage facilities, etc.)
»Market rents and trends
»Suitability for transit oriented
uses such as mixed-use and
multi-family residential
LIGHT RAIL CORRIDOR
0 400 800
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 29
Bass Lake Road Promenade Bass Lake Road (County Road 10) is the main connection between
the LRT station and Crystal’s commercial core. During its heyday,
this area was Crystal’s commercial main street, but few indications
of this remain. It currently is characterized by dated streetscapes
along the north edge and a wide berm at Becker Park. A largely for-
gotten median runs down the middle. Parking is accommodated in
off-street lots. Given its strategic location, the introduction of light
rail will require Bass Lake Road to strike a better balance between
moving vehicles and the accommodation of foot and bike traffic.
The Station Area Plan calls for constructing a 12-foot wide multi-
use path on the south side of Bass Lake Road between the station
platform and W. Broadway Avenue. This pedestrian and bike spine
will funnel transit users from the commercial area and the park to and
from the new station, increasing safety by allowing users to be seen
by passing motorists. A similar treatment is proposed along the north
side of the street, with a new 16-foot wide sidewalk running in front
of existing shops and parking lots. On-street parking is proposed on
both sides of the street in support of retail and park uses.
Additional improvements along Bass Lake Road will include
streetscape enhancements (such as pavers, street trees, furniture,
lighting, and room for outdoor dining) that are oriented to pedestri-
ans rather than cars. Facade upgrades to existing tired storefronts are
also recommended along with enhancing the pedestrian connection
through the Crystal Gallery shopping center. The creation of on-
street parking is key to creating the correct dimension for pedestri-
ans on both sides of the street. As reimagined, the improved street
will be an animated pedestrian- and cyclist-friendly environment.
Bass Lake Road existing conditions Existing Crystal Gallery Mall
Existing commercial parcels
Existing conditions along the north side of Bass Lake Road
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 30
The Bass Lake Road Promenade is a significant enhancement to
Crystal with or without the light rail station in place and was received
enthusiastically by community members who participated in public
meetings. The next logical step will be to study the feasibility and
cost of upgrading streetscapes and adding on-street parking.
BASS LAKE ROAD EXISTING CONDITION BASS LAKE ROAD PROMENADE A new civic place in Crystal
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 31
Fig. 26 CONCEPTUAL PLAN OF BASS LAKE ROAD PROMENADE
Fig. 27 BASS LAKE ROAD Areas of pedestrian friction
Fig. 28 BASS LAKE ROAD PROMENADE Clarify and improve pedestrian connections
Bass Lake Road
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Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 32
Fig. 29 BASS LAKE ROAD PROPOSED STREET SECTION A-A Pedestrian upgrades and new on-street parking help to create a nice experience for residents.
Fig. 30 BASS LAKE ROAD EXISTING STREET SECTION Dated streetscapes and disconnected park sidewalk contribute to a pedestrian-unfriendly street.
16'
Sidewalk
8'
Parallel Parking
8'
Parallel Parking
11'
Turn Lane
12'
Multi-Use Path
124'
Right-of-Way
8'
Tree Lawn
11'
Travel Lane
11'
Travel Lane
12'
Median
11'
Travel Lane
11'
Travel Lane
22'
Sidewalk
11'
Turn Lane
12'
Sidewalk
Right-of-Way Varies
30'–50'
Berm Mounded with Trees
11'
Travel Lane
11'
Travel Lane
12'
Median
11'
Travel Lane
11'2'
Travel Lane
Fig. 31 STREET SECTION A-A LOCATION THROUGH PROPOSED PLAN
A
A
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 33
Becker Park Becker Park is a source of great community pride. This was evident
throughout the public engagement process. It is home to the Crystal
Frolics, an annual festival and softball tournament. The 12.4-acre
park is also the site of concerts, court sports, and other forms of both
active and passive recreation. In January 2016, based on feedback
from the Station Area Planning process, the city decided to initiate
a separate detailed planning process for Becker Park. This city-led
process will engage both residents and commission members to
determine what changes, if any, should be made. The Becker Park
planning process will create a long-term vision for the park that is
useful, feasible, and realistic, but does not downsize the park.
The following pages document the planning ideas that framed
the City Council decision to take the next step. None of these plans
will be the final plan — they are simply included as a benchmark for
community discussion. The three alternatives that emerged from the
November planning workshop include:
1 The Light Touch Plan
2 The Park Reimagined
3 The Main Street Plan
BECKER PARK
STRENGTHS CONCERNS
»Green space for community
»Beautifully maintained
»Venue for fundraising/frolics
»No eyes-on-the-park
»Single-purpose facilities
»Seasonal use in a place with year-
round activity
»Security issues and loitering
»Hurts the retail by using private
parking
Becker Park existing open space
Becker Park existing fields
Becker Park existing trail
Becker Park existing conditionsTABLE 7 SWOT Analysis
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 34
THE LIGHT TOUCH PLAN
This alternative proposes to keep the park largely as it is today. The
only change would be to overlay the Bass Lake Road Promenade
concept over the park, creating a more direct link between the light
rail station and downtown. This approach improves security by
increasing visibility into the park.
Key features of this plan include:
»Park remains the same size
»Park elements remain in their same location
»Removes berms/mounding along Bass Lake Road to improve vis-
ibility and safety
»Creates a promenade along the north edge of the park, connecting
the station to downtown
Fig. 32 THE LIGHT TOUCH PLAN Multi-use path along the north edge improves connectivity.
EXISTING COMMUNITY BUILDING/STRUCTURE
MULTI-USE PATH
PARKING
PUBLIC PARKS AND OPEN SPACE
APPROXIMATE PLATFORM LOCATION
Bass Lake Road
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Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 35
Fig. 33 LIGHT TOUCH USE DIAGRAM
BASS LAKE ROAD STATION AERIAL WITH THE LIGHT TOUCH PLAN View looking Southwest
LIGHT TOUCH PARK
Use Acreage (ac)Percentage (%)
Park 12.4 100
Civic Park 2.0 16
Recreational Park 10.4 84
Development 0 0
Street 0 0
Total 12.4 100
TABLE 8 Light Touch Plan Development Quantities
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 36
Fig. 34 ILLUSTRATIVE PARK REIMAGINED PLAN
THE PARK REIMAGINED PLAN
This option is a redevelopment alternative that keeps the park at
12.4 acres, but trades one softball field for a Great Lawn and asso-
ciated uses. The remaining softball field and all courts have been
reorganized and consolidated in the east part of the park. A central
pedestrian connection, called The Stroll, that aligns with Douglas
Drive helps define this area. The biggest change is the introduction
of a spacious oval lawn as an organizing element for the playground,
park building, stage, and park restaurant. This balances space for
sports and civic uses, and is a useful feature given the park’s location
near downtown Crystal.
Key features of this plan include:
»Mixes active and passive uses
»Provides a wide pedestrian link (The Stroll in line with Douglas
Drive) with special paving for pedestrians and bicyclists
»The Stroll could be a space for Frolics vendors, large events, or
weekly markets
»Groups the active recreation uses east of The Stroll
»Retains one championship ball field adjacent to the LRT station
»Creates a Civic Park with uses for all west of The Stroll
»Introduces a Great Lawn for informal recreation, picnics, con-
certs, a skating rink, and other community events
»Relocates playground and community facility to a more visible
and functional location (along 55th Avenue)
»Creates a special restaurant in the Park with cafe seating, opening
up to the Great Lawn.
»Creates a promenade along the north edge of the park, connecting
the station to downtown
NEW COMMUNITY BUILDING/STRUCTURE
MULTI-USE PATH
PARKING
PUBLIC PARKS AND OPEN SPACE
NEW PARK RESTAURANT
Bass Lake Road
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0 50 100
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 37
Fig. 35 THE PARK RE-IMAGINED USE DIAGRAM
BASS LAKE ROAD STATION AERIAL WITH THE PARK REIMAGINED View looking Southwest
THE PARK REIMAGINED
Use Acreage (ac)Percentage (%)
Park 12.4 100
Civic Park 7.4 60
Recreational Park 5.0 40
Development 0 0
Street 0 0
Total 12.4 100
TABLE 9 The Park Re-imagined Development Quantities
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 38
Fig. 36 PERSPECTIVE LOCATING PLAN
PARK REIMAGINED PLAN PERSPECTIVE
View
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 39
CC
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The Stroll
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Fig. 37 PLAN DETAIL AND EXAMPLE IMAGES FOR THE STROLL
PEDESTRIAN WALKWAY EXAMPLE
PEDESTRIAN WALKWAY EXAMPLE
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Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 40
Ideas for Activities in Becker Park
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POP-UP RETAIL PARK CAFE PUBLIC EVENTS AND ENTERTAINMENT PLAY AREAS
PEDESTRIAN WALKWAYS AND POP-UP CAFES PARK CAFE SPLASH PADS AND WATER PLAY AREAS
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 41
Fig. 38 MAIN STREET PLAN ILLUSTRATIVE
THE MAIN STREET PLAN
This alternative could dedicate up to 4 acres (a little less than a third
of the existing park) to future economic development and a one-
way park street. One block of development, accommodating a mix
of retail and residential uses, would occupy the corner at Bass Lake
Road and Sherburne Avenue. The balance of the park would then be
reconfigured in a way very similar to the Park Reimagined alterna-
tive. However, the Great Lawn is smaller in this iteration.
Key features of this plan include:
»Restores/recreates a Main Street for Crystal along Bass Lake
Road
»Encourages improvements to the existing buildings along the
north side of the street
»Introduces new retail frontage along the south side of the street
to create a face-to-face retail shopping environment between the
station and the retail hub to the west
»Relocates the active recreation uses east of The Stroll, similar to
the Park Reimagined plan
»New townhouses would face the Great Lawn to ensure safety
through ‘eyes-on-the-park’
»Relocates the playground and community facility building to
Sherburne Avenue
Some elements of the Main Street option were generally well
received by the community, such as enhanced pedestrian crossings,
streetscape improvements, and on-street parking on Bass Lake Road.
The community expressed a preference for the Park Reimagined
option. The uses and size of Becker Park will be explored in the
city’s detailed planning process for the park.
Becker
Park
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NEW COMMUNITY BUILDING/STRUCTURE
NEW RESIDENTIAL BUILDING
MULTI-USE PATH
PARKING
PUBLIC PARKS AND OPEN SPACE
APPROXIMATE PLATFORM LOCATION
NEW PARK RESTAURANT
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Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 42
Fig. 39 MAIN STREET USE DIAGRAM
MAIN STREET PLAN ACREAGE
Use Acreage (ac)Percentage (%)
Park 8.4 68
Civic Park 3.5 28
Recreational Park 4.9 40
Development 2.9 23
Street 1.1 9
Total 12.4 100
BASS LAKE ROAD STATION AERIAL WITH MAIN STREET PLAN View looking Southwest
TABLE 10 Main Street Development Quantities
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 43
Potential Long-Term
Redevelopment Opportunities
A handful of potential long-term redevelopment sites were identified in
proximity to the intersection of County Road 81 and Bass Lake Road.
1 The first is the Liquor Store/Daycare site at the northwest corner
of the intersection. Although almost fully tenanted today, the
market potential of this site will change with the introduction of
light rail. This is a prime opportunity for conversion to a mix of
uses that features a high-density residential building to the north
with a tall one-story retail building to the south. Amenities such
as the LRT stop, Becker Park, downtown shopping, and the Bass
Lake Road Promenade will appeal to a wide demographic. Any
new construction should reinforce the street frontage to comple-
ment the “main street” feel of the area. Special attention should
be paid to the highly visible building facade facing Bass Lake
Road. This facade requires an attractive civic appearance.
2 The second site is the Office Building/County Parcel/Used Car
property at the northeast corner of the intersection. The market
potential of these lots will also change with the introduction of
light rail, especially if they can someday be consolidated into
one redevelopment parcel. This highly visible 3-acre area is best
suited for a multi-story office or mixed-use building (residential
over ground floor retail). Ample space exists for parking north
and east of the building pad. Any new construction should face
the intersection to complement the light rail station.
3 The third opportunity is currently home to a small, relatively
dense, aging apartment complex at the southeast corner of the
intersection. The combination of a landlocked site and the small
parcel size (less than an acre) limits redevelopment options. Still,
it is an ideal long-term redevelopment site for a one-story com-
Fig. 40 BASS LAKE ROAD STATION REDEVELOPMENT SITES Existing Conditions
Bass Lake Road
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Shopping
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FUTURE OPPORTUNITY SITE
OPPORTUNITY SITE
EXISTING PARK
LRT STATION SITE
APPROXIMATE STATION LOCATION
LIGHT RAIL CORRIDOR
0 200 400
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 44
ESTIMATED DEVELOPMENT POTENTIAL
Site
Approximate
Acreage
(ac)
Approximate
Commercial
Square Footage
(sf)
Approximate
Unit Count
(units)
Approximate
Parking
(spaces)
1. Daycare/
Liquor Store 1.8 18,000 30 95
2. Office
Building/
County Parcel/
Used Car Lot
3.1 55,000 —150
3.1 —90–130 150
3. Apartment
Complex
0.8 12,500 —50
0.8 —40 50
4. North Side of
Bass Lake Road 2.0 34,000 50 140
Total 7.7 119,500 210–250 435
21
4
3
mercial building with surface parking behind or high-density
housing targeted at light rail users. Any new construction should
reinforce the Bass Lake Road street frontage.
4 The fourth and final site is the property along the north side of
Bass Lake Road between Sherburne and Elmhurst Avenues. The
addition of on-street parking should permit the construction of
two corner retail out parcels in the city-owned parking lots —
an intervention that would help define the corners and further
animate the street. As was previously mentioned, it would be
important for the large one-story building to establish a new civic
appearance. This could be achieved either through simple facade
improvements, or the building could be razed and rebuilt as a
multi-story mixed-use development with residential over retail
and underground parking. The latter approach is beyond what the
market could support today, but could eventually be feasible as
the Bass Lake Road station area continues to evolve.
Fig. 41 PLAN OF OTHER INITIATIVES Long-Term Development Opportunities Surround the LRT Station.
Bass Lake Road
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NEW OFFICE OR MIXED-USE DEVELOPMENT
NEW MULTI-FAMILY RESIDENTIAL
DEVELOPMENT
PARKING
APPROXIMATE PLATFORM LOCATION
NEW RETAIL OR MIXED-USE DEVELOPMENT
T ABLE 11 Development Potential
NEW RETAIL OR MULTI-FAMILY RESIDENTIAL
DEVELOPMENT
0 100 200
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 45
TOD Overlay A Transit Oriented Development Overlay (TOD Overlay) is a regu-
latory tool that creates a special zoning district for the furtherance
of transit oriented development. This approach is recommended for
the non-residential property within the Station Area Plan. The goal
is to give property owners additional flexibility/incentives to diver-
sify and densify uses. Elements of TOD already exist around the
intersection of West Broadway Avenue and Bass Lake Road in that
many patrons arrive by bus and ridesharing. As a result, commercial
parking requirements have already been reduced, allowing for infill
development in the larger parking lots. The market study identi-
fied limited future retail demand, but potential exists for mixed-
use in proximity to the light rail station (education, housing, etc.).
Suggestions for regulations to be addressed in the overlay include:
»Parking Ratios for both automobiles and bicycles
»Building Coverage
»Permitted Uses
»Building Heights
»Setbacks
»Pedestrian and Bicycle Connections
Additional information on this recommendation can be found in
the Implementation section of this report.
Fig. 42 PLAN OF PROPOSED SITES FOR TOD OVERLAY
STATION AREA/10-MINUTE WALKSHED
FUTURE OPPORTUNITY SITE
OPPORTUNITY SITE
Bass Lake Road
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Detailed Plan
Forthcoming
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Shopping
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North Bass
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57th Avenue
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58th Avenue
APPROXIMATE STATION LOCATION
0 400 800
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 46
Proposed Land Use Plan The City of Crystal’s land use policy is documented in the
Comprehensive Plan and sets the policy for the future development
of these sites. The map to the left is the 2030 Planned Land Use
map from the Comprehensive Plan and the map on the right has
the recommended revisions to this map, based on the Station Area
Plan, which the city may choose to adopt. One recommendation is to
develop a mixed-use TOD overlay which would be applied to all par-
cels within the 10-minute walk area to provide additional flexibility
and diversity in the uses surrounding the station.
Each land use will require adequate stormwater facilities when
developed. Ideally, a district stormwater strategy should be devel-
oped that will allow smaller sites to redevelop without having to allo-
cate a portion of each parcel, but rather consolidates stormwater into
logical locations. It is critical that large stormwater facilities not be
located on key opportunity sites, and that the city have purview over
the placement of ponds and stormwater facilities.
Fig. 43 2030 PLANNED LAND USE MAP
PARK
RAILWAY
INDUSTRIAL
NEIGHBORHOOD COMMERCIAL
MEDIUM-DENSITY RESIDENTIAL
AIRPORT
GENERAL COMMERCIAL
HIGH-DENSITY RESIDENTIAL
LOW-DENSITY RESIDENTIAL
PUBLIC — INSTITUTIONAL
(PARK)
PUBLIC — INSTITUTIONAL
(HIGH-DENSITY RESIDENTIAL)
OTHER UNDEVELOPED
(LOW-DENSITY RESIDENTIAL)
PUBLIC — INSTITUTIONAL
(LOW-DENSITY RESIDENTIAL)
PUBLIC — INSTITUTIONAL
(GENERAL COMMERCIAL)
OTHER UNDEVELOPED (IND.)
MIXED-USE
APPROXIMATE STATION LOCATION
Fig. 44 REVISIONS TO THE 2030 PLANNED LAND USE MAP
10
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5-m
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k
LOCATIONS FOR ADDITIONAL FLEXIBILITY
AND MIXED-USE
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 47
Strategies to Support Health
Equity
This section highlights the development policies and built environ-
ment recommendations contained in this report that affect the key
determinants of health identified in the Bottineau Transitway Health
Impact Assessment (HIA). This section also provides more in-depth
information on health equity-related community input specific to
the Bass Lake Road station area, and presents broader health equity
themes. Since community engagement in all eleven Bottineau LRT
stations revealed recurring themes about access to goods and servic-
es, as well as community needs and opportunities, this plan consid-
ers strategies to address both Bass Lake Road station-specific issues
and corridor-wide themes.
Community Health Benefits
The Bass Lake Road Station Area Plan provides development policy
guidance and built environment recommendations that affect the key
determinants of health identified in the HIA: physical activity, loca-
tion affordability, employment and education access, traffic safety, and
healthy food access. The Station Area Plan recommends circulation
and built environment improvements that address traffic safety and
circulation issues expressed by the community and support additional
infrastructure that encourages physical activity near each station.
Improving bicycle and pedestrian connections on major streets is a
focus of the station area plan in Crystal. For example, the plan identi-
fies locations where there are gaps in the pedestrian and bicycle net-
works, where the sidewalk becomes narrow and difficult to use, and
where pedestrian crossings could be improved. In addition to gaps,
there are likely sidewalk sections where pedestrian ramps are needed.
Closing gaps and improving pedestrian crosswalks in key locations
could improve community health by creating an environment where
people feel more comfortable walking and biking to and from the LRT
station, around the station area and to more distant destinations.
HEALTH-RELATED COMMUNITY INPUT
CRYSTAL-SPECIFIC CORRIDOR-WIDE
»Inadequate public transit currently makes it difficult
to get around the city and to local businesses
»Concerns related to safety, criminal activity, and line
of sight at Becker Park (landscape berms)
»The area is not designed for pedestrians: inadequate
pedestrian and bicycle connections make it difficult
to walk and get to businesses
»Concern was expressed about lack of bus shelters on
Bass Lake Road and that people must wait on narrow
sidewalks
»Local businesses and ethnically owned businesses
were seen as an asset
»Need more senior housing and multi-generational
housing accommodating diverse cultural back-
grounds
»Placemaking (benches, walkable destinations, park
activities) are desired for seniors to increase social
connectedness
The following are topics consistently raised by community
members in each of the cities.
»Concerns related to employment: unemployment,
underemployment, and strong desire to work within
their city
»Business development (ownership by people of color
and culturally inclusive services)
»Fear related to housing costs (renters and homeowners)
»Childcare and adult care (proximity to station, quality,
and cultural inclusivity)
»Elder/Aging: accessibility, more senior housing
»Safety: mobility/access and fear of crime
»More publicly accessible spaces
»Language/translation: at station area and wayfinding
»Bus feeder routes and connections are critical and are
needed
TABLE 12 Health-related Community Input
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 48
The plan’s land use and development recommendations support
allowing additional mixed-use development, increased building cover-
age and heights, and reduced setbacks — in the event that the market
supports such development. The market study identifies near-term
opportunities for affordable or senior housing and small-scale neigh-
borhood retail near the station. Allowing jobs, housing, and businesses
to be located close to each other and to transit has the potential to
provide residents with employment opportunities, increase business
opportunities for minority entrepreneurs and provide better access to
community desired services (such as grocery stores and child care).
These are important aspects of a healthy community.
Finally, the plan promotes placemaking and cultural diversity.
Healthy communities include interesting and lively public places
like wide sidewalks, plazas, and parks where residents of all incomes
and backgrounds feel comfortable gathering. Crystal’s downtown
already has such public places. The station area plan shows opportu-
nities to make these places even better. Key features include the Bass
Lake Road Promenade, which would renovate the commercial main
street along Bass Lake Road, and a re-envisioned Becker Park. The
Bass Lake Road Promenade would connect the LRT station to the
heart of downtown Crystal with pedestrian, parking, and streetscape
improvements. The plan also includes ideas for re-envisioning
Becker Park which is the station area’s premier public space. Based
on community feedback during station area planning, the city has
decided to conduct a separate, detailed planning process to make
Becker Park more useful for the community while preserving the
overall size of the park. This may add additional placemaking and
recreational opportunities in the station area. Revitalizing Bass Lake
Road and improving Becker Park can benefit community health by
helping residents meet their neighbors and feel socially connected to
their community, improve public safety by increasing the number of
“eyes on the street,” and encourage people to spend more time out-
side walking and being physically active.
Additional Policy and Program Recommendations
As health rises to the forefront in terms of national interest, munici-
palities across the country are integrating health considerations,
including tools and indicators, into local decision-making to sup-
port positive health outcomes, while reducing health disparities.
Hennepin County’s Bottineau Transitway Health Impact Assessment
(HIA) documented stark health disparities in the corridor. Including
health-specific policies and health-supportive practices in each cor-
ridor station area plan is important to make sure the benefits of LRT
extend to all community members. Efforts by local governments to
incorporate health equity into wider decision-making not only helps
to better serve their communities, it is important to the region’s abil-
ity to meet the needs of an aging and diversifying population over
the coming decades. The following are recommended for consider-
ation in Crystal.
1 Incorporate Health Equity into decision-making. Tools are
available to help communities with this work. One such tool is
from the Government Alliance on Race and Equity and evaluates
decisions considering Racial Equity. Municipalities across the
country are utilizing this tool in different ways to improve out-
comes. This approach, along with experiences from other cities
could help the City of Crystal, as well as other partners working
on the Bottineau LRT project, to help maximize the health ben-
efits for residents and other transit users by addressing health dis-
parities in the areas of income, housing, and educational attain-
ment. Resources can be found online: http://racialequityalliance.
org/tools-resources.
2 Utilize planning and zoning to reflect healthy community
goals and encourage businesses that meet the needs of the
region’s diverse population. Reflecting healthy community
goals (around physical activity, location affordability, employ-
ment and education access, traffic safety, and healthy food access)
in design guidelines, zoning overlays, and other tools and plans,
could improve community health and help provide the businesses,
services, and programs that stakeholders and residents identified
during station area planning. These included culturally supportive
childcare, elder care, ethnically-owned businesses, and multi-use
spaces that support community connectedness. Planning and zon-
ing is an important piece of the puzzle, but successfully creating
these opportunities along the Bottineau LRT line will require
additional programmatic support.
3 Apply equitable development evaluation criteria into future
project evaluation. A local example is the Equitable Development
Scorecard. Its template can easily be adapted into development pol-
icy and practice to fit local circumstance. Resources can be found
online: http://www.hnampls.org/scorecard/
4 Apply a Health in All Policies approach. This approach inte-
grates the consideration of health impacts into non-health poli-
cies and decisions in sectors such as transportation, community
and economic development, housing, workforce, and education.
It uses simple indicators as well as catalytic questions to walk
through policy questions and decisions without needing a sepa-
rate tool.
5 Provide additional corridor-wide program and resource
development. During the station area planning process Crystal
community members identified a variety of needs and desires
that could be addressed in the city, along the Bottineau LRT or
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Bass Lake Road Station Area Plan 49
elsewhere in the expanded transit system. The Bottineau LRT
stands to strengthen local assets and bring opportunity to the
½-mile station area and to Crystal in general. The line also increas-
es access for Crystal residents to regional job centers, educational
opportunities, health care providers, and needed business services.
Programmatic support and coordination beyond infrastructure
development is necessary to connect people to local and regional
opportunities and to mobilize regional resources and expertise to
support development along the Bottineau LRT and in Crystal.
The Hennepin County Community Works Program is well posi-
tioned, in partnership with philanthropic partners and corridor
stakeholders, to provide a platform to strategically convene partners,
activate regional expertise, and mobilize resources to connect resi-
dents to transit accessible opportunities and support equitable transit
oriented development in station areas. Many of the issues identified
by the community such as employment, availability of affordable
housing, access to childcare, and a desire for ethnically based busi-
nesses, impact key health determinants for populations along the
corridor and require a regional strategy.
Areas of Early Action
Begin working with private and public leaders to understand the chal-
lenges, opportunities, and strategies to support connections to employ-
ment and address employment disparities and barriers to access.
A Align workforce opportunities. The Bottineau Health Impact
Assessment documented disparities in employment status and
income, especially for people of color. Crystal has employment
opportunities in key industries which align with workforce pro-
viders who train communities experiencing high rates of unem-
ployment. The top job categories currently found in Crystal are
the following: Retail Trade, Accommodation and Food Services,
and Health Care and Social Assistance. Further research is need-
ed to better understand the workforce needs of Crystal employers
and potential relationships with workforce providers working
with communities experiencing disparities in employment.
B Explore last mile transportation options to encourage rider-
ship and connections to employment, health care, libraries,
childcare, public space, and educational resources. There are
important employers and educational institutions located near the
Bottineau LRT. Many Crystal residents who provided input for
this report are also people who use these institutions and business-
es or work in a supporting role to help ensure that they function
well. Ensuring strong connections through physical improvements
such as sidewalks, trails, and transportation shuttles is important
for these Crystal residents who use other stations, for residents and
others who use the Bass Lake Road station, and for the city as it
encourages people to live, work, play, or shop in Crystal.
C Childcare. A first step is to connect interested Bottineau LRT
stakeholders to Metro Transit’s Transit Oriented Development
Office, which is currently conducting a Market Study of
Childcare Facilities in relationship to transit networks. The
Market Study was completed in May 2016.
PROGRAMMING Providing innovative programming inclusive of diverse
populations
BECKER PARK
EDUCATION Promoting physical activity
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Implementation 50
Implementation
Bass Lake Road Bass Lake Road
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PUBLIC INITIATIVES PRIVATE OPPORTUNITIES
PUBLIC INITIATIVES
»Infrastructure and Development
›Intersection improvements
›LRT project infrastructure
›Public plazas and urban
spaces
›Future Becker Park reconfigu-
ration, amenities, and pro-
gramming
›Promenade and streetscape
improvements along Bass
Lake Road
»Policy Updates
›Density recommendations
›District Stormwater Strategy
›TOD Overlay District
PRIVATE OPPORTUNITIES
»Infrastructure and Development
›Facade improvements
›Mixed-use Development
›Mid- and high-density multi-
family housing
›New retail space and improve-
ments to existing retail space
›Improved pedestrian connec-
tions on private property and
through existing parking lots
APPROXIMATE STATION LOCATIONFig. 45 PUBLIC INITIATIVES AND
PRIVATE OPPORTUNITIES
The vision and initiatives set forth in this Station Area Plan provide a
framework and a roadmap to help the city and its partners guide both
the short-term and the long-term change that will come as a result of
this new transit investment. The plan was developed with the com-
munity and represents a general consensus between a wide range
of stakeholders, including the city, the county, the Metropolitan
Council, the businesses, and the residents.
Some components of the plan are included in the LRT project and
will be funded and constructed as part of that effort. However, most
of the initiatives included in the station area plan require either the
public sector or the private sector to secure additional funding and
approvals in order to realize the vision. Also, while some initiatives
may be implemented in the short-term, others will take a decade or
more to realize.
With completion of station area plans, the next steps in the
“beyond the rails” process is to develop an Investment Framework to
help guide the implementation of the station area plans. Through this
process the partners and the stakeholders will:
1 Determine which projects should be completed by “Day of
Opening” (the date when the Blue Line Extension LRT will begin
operating) and which will need to be implemented later,
2 Prioritize projects, and
3 Advance more detailed plans, including cost estimates, timelines,
and sources of funding.
As design and implementation of each element of the plan
advances, the partners must continue to work collaboratively in order
to realize the larger vision for the Bass Lake Road Station Area. Each
implementation project should be vetted to assess how it accomplishes
the consensus objectives outlined in the Bass Lake Road Station Area
Plan. The following pages outline the recommendations for:
4 Public initiatives and private opportunities
5 Policy and comprehensive plan updates
6 Next steps for the short-term, mid-term and long-term
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Implementation 51
Public and Private Initiatives
OTHER PUBLIC INITIATIVES (NON-PROJECT)
Through the station area planning process, stakeholders identified
projects that public entities will take the lead on that are related to
LRT, but are not included in the LRT project. These initiatives will
require additional funding and approvals, as well as more detailed
planning. Below is the list of those consensus recommendations
from the station area planning process.
Metro Transit will lead:
A Continued study of the pedestrian bridge and at-grade improve-
ments at the intersection of County Road 81 and Bass Lake Road
Hennepin County will lead:
B Pedestrian crossings along Bass Lake Road
The City of Crystal will lead:
C Streetscape improvements and Promenade along Bass Lake Road
D Future planning of Becker Park
Lead Entity to be Determined:
E Public Art*
Final initiatives will be vetted through the Investment Framework
process and future planning.
Bass Lake Road Bass Lake Road
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DAY OF OPENING IMPROVEMENTS
LEAD AGENCY INVESTMENT
BPO/Metro Transit 1 LRT guideway and support systems
›Station platform, lighting, and landscaping
›Pedestrian, bicycle, and vehicle access
2 Parking lot for transit ridership
›Intersection improvements at Wilshire Boulevard
to provide better access to the park and ride
facility
3 Bicycle parking
Hennepin County To be determined by the investment framework
City of Crystal To be determined by the investment framework
B
A
D
PRIVATE OPPORTUNITIES
Private property owners and developers will lead the following
efforts and partner with the City and others in the development pro-
cess as market conditions warrant. As was previously discussed,
while some of these private developments may occur in the near-
term, many will take decades or longer to be realized.
A Facade improvements to the commercial strip building along the
north promenade of Bass Lake Road (may need public incentives)
B Reconfiguration of the surface parking lots for the commercial
strip building north of Bass Lake Road and new corner out parcels
C Reinvestment in and reorientation of corner tenant spaces of
the Crystal Gallery Mall building to front Bass Lake Road and
Becker Park
D Redevelopment of Crystal Court apartments into new retail,
mixed-use, or medium-density housing
E Future redevelopment of existing retail buildings west of County
Road 81 and north of Bass Lake Road
F Future redevelopment of the Cities Auto lot, office building, and
County-owned right-of-way into a mixed-use development
C
Fig. 46 PUBLIC INITIATIVES Fig. 47 PRIVATE OPPORTUNITIES
TABLE 13 Bass Lake Road Station Day of Opening Investments
2
3
3
* The Federal Transit Administration no longer allows public art to be included as part of the project
budget for LRT projects. Therefore, a strategy for including public art in the station area will need
to be developed by the public and private partners and funding will need to be identified.
B
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Implementation 52
Policy Recommendations The purpose of policy updates and the recommendations outlined
below serve two purposes. First, these transit-supportive policies
and plans are required to meet the requirements for federal funding.
The Federal Transit Administration requires the following transit-
supportive policies for New Starts funding under the Economic
Development Effects Criterion:
»Growth management and land conservation policies,
»Station area plans with pedestrian-friendly infrastructure and
parking strategy,
»Supportive zoning regulations and coordinated comprehensive
plan recommendations for the station area,
»Zoning allowance for reduced parking and traffic mitigation, and
»Regulatory and financial incentives to promote TOD.
Beyond their being a requirement of FTA funding, having the
appropriate policies in place will expedite the city’s ability to bring
in private partners for the redevelopment.
This station area planning process has assessed the regula-
tory documents and made detailed recommendations to the city
for amendments to the policies and plans that govern development.
Below is a summary of those recommendations:
Thrive MSP 2040 and the Transportation Policy Plan (TPP)
»Thrive MSP 2040 designates Crystal as an Urban Community;
this designation guides density of new development
»Urban Community Designation Residential Density
Requirements
›Minimum gross residential density of 10 units/acre for all new
growth, development, and redevelopment across the city
›Station Area Residential Density and Activity Thresholds
(Chapter 3: Land Use and Local Planning, Transportation
Policy Plan, Table 3-1, 3.18)
›Minimum gross residential density of 25 units/acre for new
development or redevelopment with some form of housing (or
mixed-use)
›Target gross residential density of 50-100+ units/acre identi-
fied for new development or redevelopment with some form of
housing (or mixed-use)
›Minimum activity threshold of 7,000 residents, jobs, or stu-
dents within the station areas
2030 Comprehensive Plan Amendment and Update
»The City of Crystal has several alternatives for aligning policy
with Station Area Planning recommendation:
›Adopt the Bass Lake Road Station Area Plan as an addendum
to the current 2030 Comprehensive Plan
›Make text amendments to the 2030 Comprehensive Plan in
high priority sections to align the land use policies
›Incorporate the changes into the updated 2040 Comprehensive
Plan, which will be submitted to Metropolitan Council by the
end of 2018.
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Implementation 53
»Background:
›Revise language for high-level planning policies to prioritize
development opportunities around the station area
»Land Use:
›Review low-, medium-, and high-density residential categories
to allow for more flexibility to meet targets in the station area
if the market permits
›Add opportunity site projects in the Station Area to the
‘Hypothetical Examples of Potential High-density Residential
Redevelopment Projects’
»Housing:
›Identify the Station Area as an opportunity for new and
diverse housing options
»Redevelopment:
›Consider recasting and simplifying the potential
Redevelopment Areas to include all of the opportunity sites in
the Station Area plan in a single potential redevelopment area
»Transportation:
›Emphasize streetscape improvements along streets in the Bass
Lake Road Station Area
›Prioritize sidewalks, bike infrastructure, and pedestrian cross-
ings in the Station Area
›Consider extending sidewalks to residential streets beyond the
City’s typical policy on key streets within the Station Area to
better connect neighborhoods to the station
»Public Transit:
›Update to emphasize the impact of the Blue Line extension on
economic development, workforce mobility, access to regional
and entertainment amenities, and general connectivity
›Indicate municipal interest in strengthening local bus route
connectivity to the station
»Parks and Open Space:
›Indicate specific improvement projects for Becker Park and
new opportunities for connections to the trail systems
TOD Incentives for Station Area
The intent of the City of Crystal is to ensure that current uses remain
viable, while offering regulatory incentives for increased density,
mixed-use, and urban forms within the Station Area so the city is
ready to respond to changes in market demand.
These regulatory incentives may include:
»Parking ratios
»Density, height, and building coverage
»Permitted uses
»Reduced setbacks from the street
The Station Area Plan recommends that the city explore these
areas further to determine where amendments, additions, and further
explanation are necessary.
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Implementation 54
Next Steps
TABLE 14 Bass Lake Road Station Next Steps
Implementation of the Bass Lake Road Station Area Plan will
depend on a coordinated approach between transit investments,
infrastructure improvements, partnerships with private owners and
developers, and continued community involvement. While the great-
est short-term impact will be visible in the ¼-mile areas surrounding
the stations, the market will eventually accommodate growth in the
½-mile radius from the stations and beyond, especially where land is
available for development. It will be important to coordinate stake-
holders across sectors to maximize potential benefits to communities
experiencing health disparities.
The Investment Framework, which is the next step in the station
area planning process, will help all the partners move towards imple-
menting the broader vision for the community “beyond the rails” that
is outlined in this report. It will result in a detailed implementation
plan and the process will be used to help coordinate the list of next
steps outlined in Table 14. Through this process the partners and the
stakeholders will:
1 Determine which projects should be completed by “Day of
Opening” (the date when the Blue Line Extension LRT will begin
operating) and which will need to be implemented later;
2 Prioritize projects; and
3 Advance more detailed plans, including information on cost esti-
mates, timelines, and sources of funding.
SUMMARY OF NEXT STEPS
»Take action on the Bass Lake Road Station Area Plan
»Continue to coordinate LRT design with the station area plan to ensure
implementation designs follow the intent and vision of the Station Area
Plan
»Continue to leverage LRT planning and construction to improve the envi-
ronment for people walking and biking
»Incorporate additional station area plan projects, strategies, and tools into
the 2040 Crystal Comprehensive Plan Update
»Develop a comprehensive stormwater strategy for the station area
»Establish parking requirements and a parking management strategy for the
Station Area to incentivize higher densities and redevelopment
»Work to include infrastructure projects, such as the Promenade along Bass
Lake Road
»Pursue partnerships to recruit and attract active businesses and retail shops
for the corridor to activate the district
»Conduct a more detailed housing analysis
»Explore a TOD overlay district to apply to the Station Area
»Initiate a planning process for Becker Park
»Implement recommendations from the bicycle and transit studies
PARK REIMAGINED PLAN PERSPECTIVE
BASS LAKE ROAD PROMENADE A new civic place in Crystal BASS LAKE ROAD STATION AERIAL WITH THE PARK REIMAGINED
View looking Southwest
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Definitions of Key Terms 55
Definitions of Key Terms Access or Accessibility. In transportation, access or accessibility
refers to the ease with which people can reach multiple destinations.
People in places that are highly accessible can reach many other
activities or destinations quickly and easily.
Community Working Group (CWG). Small advisory groups
established by Bottineau Community Works and the corridor munici-
palities for specific stations to provide community expertise and
insight on issues and priorities throughout the station area planning
process from a community standpoint. The CWGs also advised
and guided project planning efforts, reviewed project deliverables,
and assisted with community outreach and engagement efforts.
Members were appointed by the cities or represented Health Equity
& Engagement Cohort (HEEC) organizations.
Comprehensive Plan. A planning document drawn up by cities and
counties that outlines the community’s vision for the future, along
with policies and plans to achieve that vision. Comprehensive plans
are updated every 10 years in the Minneapolis–Saint Paul metropoli-
tan area. The next round of comprehensive plans in this region are
due in 2018 and outline a vision for the year 2040.
Density. The number of units (of housing, commercial, industrial,
etc.) in a given amount of space (typically an acre).
Equity. The principle that “everyone regardless of race, economic
status, ability or the neighborhood in which they live has access to
essential ingredients for environmental, economic, social and cultural
well-being including: living wage jobs, entrepreneurial opportunities,
viable housing choices, public transportation, good schools, strong
social networks, safe and walkable streets, services, parks and access
to healthy foods.”1
Free Right Turns. Dedicated right turn lanes that bypass the tradi-
tional intersection of two roadways.
Grade Separation. A bridge or tunnel that separates transportation
facilities such as a highway and railroad so that they will not disrupt
each other’s traffic flow when they cross.
Green Infrastructure. A storm water management practice that
attempts to mimic natural hydrologic processes to remove pollut-
ants, promote storm water infiltration and reduce the quantity of
runoff entering the storm sewer system. Also known as Low Impact
Development.
Health Equity. When every person has the opportunity to realize
their health potential — the highest level of health possible for that
person — without limits imposed by structural inequities (systems
of society such as finance, housing, transportation, education, social
opportunities, etc. — that benefit one population unfairly, whether
intended or not.2)
Health Equity & Engagement Cohort (HEEC). Community-
based organizations that advised the County as part of its health
initiatives for station area planning. The HEEC provided community
expertise and insight focused on healthy community planning and
health equity throughout the process. HEEC organizations received
funding to conduct targeted community engagement about health
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Definitions of Key Terms 56
equity in station area planning with their constituent populations
and were provided training and technical support. For the station
areas in Robbinsdale, Crystal, and Brooklyn Park, the HEEC was
comprised of representatives from African American Leadership
Forum (AALF), African Career & Education Resources (ACER),
Asamblea de Derechos Civiles, CAPI USA, Lao Assistance Center
of Minnesota, Minnesota African Women’s Association (MAWA),
and the Northwest Hennepin Human Services Council (NHHSC).
Nexus Community Partners, the Alliance for Metropolitan Stability,
and the Minnesota Center for Neighborhood Organizing provided
technical support to the HEEC.
Infill development. The process of developing vacant or under
used land parcels within existing urban areas that are already largely
developed. For example, replacing a parking lot with a mixed-use
development.
Investment Framework. Bottineau LRT Community Works pro-
gram plans for the policies, programs, infrastructure, and investments
that occur “beyond the rails” of light rail transit. The investment
framework is the step after station area planning; it will take a com-
prehensive look throughout the corridor at what is needed on the
transitway’s opening day in 2021 — and beyond. It is envisioned to
look at long-term opportunities and provide guidance for communi-
ties to use as they consider comprehensive plan and capital improve-
ment plan updates over the next 10 to 20 years.
Jitney. A bus, shuttle, or taxi that carries passengers for a low price.
Jitneys usually follow a regular route and schedule but are privately
owned and typically cheaper than public transit.
Low Impact Development. See Green Infrastructure.
Light Rail Transit (LRT) Station Area. An area of land around a
proposed light rail transit (LRT) station typically defined as a ½-mile
radius (or “buffer”) from the station, or the distance the average per-
son will walk to/from the station in ten minutes. ½-mile is the transit
industry standard for the maximum length an average person is will-
ing to walk to reach a transitway station. While a ½-mile is equated
with a ten-minute walk, in reality this does not always hold true on
the ground due to factors such as individual walking preferences, ter-
rain and the transportation network.
LRT Station Half-Mile Buffer. See Light Rail Transit (LRT)
Station Area definition.
Mixed-Use Development. The practice of allowing more than one
type of use in a building or set of buildings. Mixed-use development
supports transportation choices such as LRT, walking, and biking
because it allows destinations such as shopping and dining in walk-
able proximity to homes, jobs, and transit stations.
Mobility. The ability of people and goods to move freely within the
transportation system. Transportation options including transit, walk-
ing, and biking help improve mobility because these modes can carry
a large number of people in an efficient manner.
Nice Ride. A non-profit bike sharing system in the Minneapolis–
Saint Paul metropolitan area. Nice Ride stations are conveniently
located around the community with approximately ½-mile between
stations. Users can pick up or drop off rental bicycles at the stations.
Opportunity Site. A location that has been identified as prime for
redevelopment. Opportunity sites are typically identified based on
their current uses (often underutilized) and their proximity to the
LRT station.
Passenger Drop-Off. Dedicated location on the street for short-term
use where LRT passengers can exit or enter motor vehicles.
Placemaking. Planning which focuses on building upon and
enhancing a community’s assets in order to promote a pride of place
and the well-being of that community and its members.
Protected Bikeway. An exclusive facility for bicyclists that is locat-
ed within or directly adjacent to the roadway and that is physically
separated from motor vehicle traffic with a vertical element.
Shared Use Mobility. Transportation options that are shared among
many people or households, as opposed to the private automobile.
Common shared use mobility options include LRT, bus, bike share,
and carpooling.
Social Determinants of Health. Conditions in the places where
people live, learn, work, and play that affect a wide range of health
risks and outcomes. Social determinants of health include: access to
employment, education, health care, and healthy foods; transportation
options; housing availability and cost; social connectedness; public
safety; exposure to crime and/or violence, income, wealth, and more.
Station Area Planning. A process by which county and city staff
work together with community members to establish a plan for the
area surrounding a proposed transit station. The goal is to create a
short-term and long-term vision that reflects the community’s goals,
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Definitions of Key Terms 57
ensures that the LRT infrastructure is effectively integrated with the
surrounding community, and helps the community take advantage
of this new transit investment. The result is a vision for the area,
coupled with a set of recommended actions and policy changes for
cities, agencies, and local communities to consider as they move
forward to realize that vision. Station area planning is designed to be
coordinated with, and run parallel to, the planning and engineering of
the LRT line.
Ten-Minute Walk. The rule of thumb is that people are willing to
walk approximately 10 minutes, or roughly a ½-mile on a regular
basis to access light rail transit.
Transit Oriented Development (TOD). A mixed-use area designed
to maximize access to public transit. TOD often include a mix of
housing, businesses, and jobs.
Transit Oriented Development liner (TOD liner). A TOD devel-
opment that is located on the outside of a parking ramp. TOD liners
visually shield the parking ramp from the surroundings and provide
the additional benefit of allowing parking ramp users to live, work,
or shop in the neighborhood.
Wayfinding. Signage, maps, and other elements of station design
that orient and direct people to and from their destinations, and
enhances the sense of character and identify of a place, neighborhood, or
community. Wayfinding typically involves the use of signage and maps
at key navigational decision points, use of landmarks and improved sight
lines. It is an important public realm element for delivering transit users
to and from a station in a safe and convenient manner.
(Endnotes)
1 Corridors of Opportunity Minneapolis, http://www.corridorsofop-
portunity.org/
2 Minnesota Department of Health, “Advancing Health Equity in
Minnesota,” February 2014, Page 11, http://www.health.state.
mn.us/divs/chs/healthequity/ahe_leg_report_020414.pdf
Bass Lake Road Station Area Plan: Crystal, Minnesota | July 2016 | HENNEPIN COUNTY Appendices — Under Separate Covers 58
Appendices —
Under Separate Covers
1 Hennepin County Bottineau LRT/Metro Blue Line Extension
Bicycle Study: Crystal Station
2 Consolidated Stakeholder/Community Meeting Minutes
(Crystal Station Area Planning Process)
Memorandum
DATE: November 9, 2016
TO: Mayor and City Council
FROM: Anne Norris, City Manager
SUBJECT: 2017 Truth in Taxation Presentation
The City Council will hold its 2017 Truth in Taxation hearing at its December 6 meeting.
This hearing is intended to provide an opportunity for the city to present its budget as
well as how property values, levies and city services are calculated and provided. This
presentation will include the following information:
- Council priorities.
- Preliminary levy approved by the City Council on September 20.
- Services included in the general fund budget.
- Revenue summaries for the 2017 budget.
- Taxes on an average valued Crystal home.
- How property taxes are determined.
- Estimated tax bills for various property values and anticipated changes in
values and taxes across the city.
- How Crystal compares with neighboring communities.
Staff will have graphics available at the November 17 work session for the Council ’s
review.
Memorandum
DATE: November 9, 2016
TO: Mayor and City Council
FROM: Anne Norris, City Manager
SUBJECT: Crystal Community Outreach Task Force – Crystal Ball Update
Earlier this year the City Council established the Crystal Community Outreach Task
Force (CCOTF). The CCOTF has met regularly and has a subcommittee currently
working on a community gala event, the Crystal Ball. This event is scheduled for
Saturday, March 18, 2017 at the Crystal Community Center. The Task Force is working
on event details such as catering and entertainment for the event and staff is
developiong a marketing plan for the event.
Before the Task Force and subcommittee meet again, Council members Dahl and Peak
will update the Council on plans for the Crystal Ball. The Council should consider the
need for funds to assist with the event including decorations, use of the Community
Center and associated costs, etc.