3.0 STATION AREA
INVESTMENT STRATEGIES
3.1 BLOOMINGTON: MALL OF
AMERICA TRANSIT STATION AREA
3.1.1ASSETS
Promotion of TOD in the Mall of America (MOA) station area builds on a
unique set of locational assets:
Existing and future transitways
•
The station is physically connected to the MOA, which attracts a large
number of visitors, shoppers, and workers.
•
The mall is planning to expand in phases.
•
The station provides a convenient connection to the Minneapolis-St.
Paul International Airport.
•
Cedar Avenue/TH 77 and I-494 provide excellent highway access to the
station area.
•
The area has convenient access to employment centers in
Minneapolis, St. Paul, Bloomington, and the I-494 corridor.
The Mall of America Transit Center is the state’s busiest transportation hub,
providing direct connection to the Blue Line and a variety of local bus
routes. Several significant new transit routes (arterial BRT) are planned for
the future.
The Red Line provides a notable enhancement to overall transit service
at the transit center. It provides a connection and level of service (that is,
all-day frequent service to the south) not available from existing routes.
BRT significantly enhances transit access to the MOA from central Dakota
County and allows current and future residents in Bloomington to access
employment and amenities in Eagan, Apple Valley, and Lakeville.
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Other major assets of the Mall of America Transit Station include:
•
Land Availability. The parcel adjacent to and immediately east of the
station is vacant. The City of Bloomington owns several parcels in the
block immediately west of the 28th Avenue Station. The City is actively
planning for redevelopment on several of the parcels.
•
Compatibility with Existing Plans. TOD in the MOA station area
supports and complements the South Loop District Master Plan,
which was adopted by the City of Bloomington in 2012.
3.1.2CHALLENGES
While transit is a critical asset for this area, the ability to achieve TOD
specifically related to the MOA station area faces several challenges:
•
Station Design. The physical design of the station today is not
conducive to adjacent development. Located in the East Parking
Ramp, the station design focuses on access to the Mall and lacks
external visibility that could help encourage access from adjacent
development. The recent MOA Transit Center Master Plan proposal
to significantly redesign the transit station and east entrance to the
Mall will substantially improve the connectivity of the station with the
street and adjacent development.
METRO Blue Line at Mall of America
Proposed Street Entrance to MOA Transit Center
(Source: MOA Transit Center Master Plan - LSA Design, Inc.)
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•
Adjacent Land Constraints. Future development of adjacent
land faces several constraints, including airport-related land use
controls prohibiting residential uses on the adjacent properties. The
vacant parcel east of the mall is owned by the Metropolitan Airports
Commission (MAC), and the MOA has an option agreement on the
property. For the foreseeable future, the MOA intends to use the lot
for surface parking. Finally, some of the land owned by the City is
occupied by existing uses and would require redevelopment.
•
Street Network. The existing and planned local street system is
generally oriented to automobile traffic, creating challenges for
establishing viable pedestrian and bicycle connections between the
MOA Transit Station and development outside of the Mall of America.
Implementation of improvements identified in the South Loop District
Master Plan and the South Loop Streetscape Master Plan will improve
the pedestrian and bicycle environment, including construction of
a core pedestrian way along 24th Avenue immediately outside the
transit station. As transit use grows over time, it may be productive to
revisit traffic and roadway needs in the event there are opportunities
to narrow or otherwise reduce roadway facilities.
•
Parking. Given the existing and potential intensity of land use
at the MOA station area, structured parking will continue to be
desirable. The significant transit presence at MOA creates a less
auto-dependent environment and the corresponding potential
to reduce on-site parking. While local parking ordinances provide
flexibility for high transit access locations, developers and financial
institutions may be reluctant to undertake projects with reduced
on-site parking availability in this setting. Regardless, using transit to
reduce the necessary parking supply has significant positive financial
impact on development given structured parking adds to the cost of
development.
Mall of America LRT Station
3.1.3 DEVELOPMENT TYPOLOGY
The recommended typology for the Mall of America Transit station area is
Regional Center, which is described as a major regional destination that
serves as an intermodal facility/transit hub with high quality feeder bus/
streetcar connections.
TYPOLOGIES
Land-Use Mix
and Density
Characteristics
Housing Mix
High-density mix of
residential, commercial,
employment, and civic/
cultural uses
Primary center of
economic and cultural
activity
High-rise and mid-rise
apartments and condos
Regional Center
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Station area specific typology guidelines include:
•
Overview: Major regional retail/entertainment, hospitality, and
employment destination with high quality transit station/plaza as the
state’s busiest transit hub and gateway to Cedar Avenue corridor
•
Mix of Land Uses: Add commercial, office, high-tech research and
assembly, and hospitality
•
Housing Density: Housing is not allowed due to airport land use
restrictions
•
Market Opportunity: Commercial, office, hospitality
•
Phasing Priority: Short-term and long-term – implement new South
Loop District Plan
Art screen on parking garage
3.1.4 GENERAL STRATEGIES
Recent planning efforts undertaken by the City of Bloomington address
many of the challenges identified for the Mall of America station area, so
full implementation of these plans is a key strategy. General strategies to
encourage TOD at the station area include:
•
Implement the South Loop District Plan (SLDP), South Loop
Streetscape Master Plan, and MOA Transit Center Master Plan.
•
Work with stakeholders to maximize the accessibility of the MOA
Transit Station from outside the Mall.
•
Incorporate sidewalks, trails, and crossings into planned street
improvements, particularly safe and attractive pedestrian connections
between transit stations and adjacent property.
•
Promote improvements that make the MOA Transit Station a
functional and attractive setting that encourages riders to use the Red
Line as a connector to other transit service.
•
Raise awareness and understanding of the benefits of the access to
workers and jobs provided by the Red Line.
Representative Cross Sections/Plans
•
Improve connectivity among destinations for pedestrians and
bicyclists.
Green screen on parking garage
Green Streets (Lindau Link)
28th Avenue
Lindau Lin
k
/1
2
Mixed use development
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Figure 4.14 Green Streets Category Diagram
1/
3.1.5 ACTION PLAN
Portions of Lindau Lane and 28th Avenue will serve as
green streets, characterized by wide planted medians,
on-street parking, bike lanes, bus stops, permeable
paving in parking bays and boulevard trees. This
street type is a ‘Complete Street,’ balancing the
needs of the pedestrian with that of the bicyclist and
vehicular driver. Narrow setbacks allow buildings and
transit to be close to the street itself, creating a human
scale spatial envelope. Lighting fixtures will serve
both the road and the pedestrian space, with outlets
at light poles and trees. Banners will contribute to
site identity, and planted pots will occupy curbs and
bumpouts. These bumpouts will also have benches,
trash receptacles, and newspaper corrals.
FI
NA
LD
RA
FT
1
Specific actions aimed at achieving the strategies for TOD
at the Mall of America station area are summarized in the
table on the next page and illustrated in the concepts that
follow.
Figure 4.13 View of Lindau Link
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Streetscape Hierarchy
CHAPTER
4
Lindau Lane street concept (from South Loop Streetscape Master Plan)
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Near
(0 to 2 years)
Project Type
Mid
(2 to 5 years)
Long
(5 to 10 years)
Order of
Magnitude
Redesign the Mall of America Transit Center to enhance pedestrian and bicycle access and visibility from 24th Avenue.
Capital
Reconstruct MOA Transit
Center within existing
parking ramp
High
Design 24th Avenue to accommodate transit, pedestrian, and bicycle needs.
Capital
Add to CIP
Add wayfinding system
Work with Hennepin
County to review future
traffic projections for
24th Ave to identify
potential opportunities
for pedestrian and bicycle
enhancements
Enhance streetscape,
including sidewalks, bike
path, pedestrian street
crossings, landscaping,
etc.
High
Explore ways to improve street frontage of MOA at 24th Avenue and Lindau Lane with future redevelopment (e.g. add active
uses at street level, streetscape enhancements, etc.).
Policy
Medium - High
Establish zoning
that encourages
redevelopment to active
street level uses
Enhance pedestrian crossings of 24th Avenue at 82nd Street.
Capital
Add to CIP
Optimize signal timing
to enhance frequency
of pedestrian service,
enhance pedestrian street
crossings
Enhance pedestrian
Consider adding a
environment to minimize pedestrian skyway
the width of a major street
crossing, such as redesign
of “pork chop” islands
Medium
Create a transit plaza that strengthens the exterior character of the MOA Transit Center on 24th Avenue through flexible
outdoor plaza space, public art, and wayfinding.
Capital
Add to CIP
Policy
Ensure zoning
supports public space
improvements and
requires CPTED design
considerations
Coordinate with MOA
Transit Center redesign
High
Mall of America Phase II concept
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BLOOMINGTON 24TH AVE
Bloomington: Mall of America Station Area Concepts
Lindau Lane
Planned
Lindau Lane
Extension
Work with
MOA to
Explore
Potential
Street-Level
Active Uses
Enhanced Pedestrian
Crossing
Recommended MOA Transit
Center Exterior Considerations
Bike Facilities
Sidewalk
Multi-Use Path
Future Mixed Use
Development
Streetscape Improvemen
New Road
Commercial/Retail
Civic
Screen
Parking
Ramp
Vertical Elements / Banner Poles
Gateway Plaza / Gathering Space
A
Future Mixed Use
Development
82nd St
Potential
Street-Level
Active Uses
Future Office
Development
Transit
Plaza
Potential Pedestrian Bridge / Skyway Connection
Redesigned MOA
Transit Center
Future Office
Development
Sidewalk
Enhanced Pedestrian Crossing
24th Ave
Bus/LRT
Facilities
Pedestrian Zone
Planting/Enhanced Streetscape
Bike Facilities
DFUTURE
raft TOD
BLOOMINGTON 24TH AVE
RECOMMENDED TRANSIT CENTER EXTERIOR
CONSIDERATIONS
PARKING
SCREEN
PARKING
PARKING
SIGNAGE
PARKING
C
A
F
E
Note: Where street-level uses
are not feasible, trees and
plantings should be used to
screen the street-level facade
of the parking structure
METRO RED LINE MARKET
These not
trees
not be permitted
Note: TheseNote:
trees would
bewould
permitted
based on
Hennepin
County Streetscape
based on Hennepin
County
Streetscape
Guidelines, however they may be
Guidelines, however they may be
permissible if the City is willing to legally
permissible iftake
the on
Cityall
is willing
to
legally
the responsibility for the trees
take on all the
responsibility
for the trees
including
any liability.
including any liability
VERTICAL ELEMENTS / BANNER POLES
Note: Structures placed in the median
require Hennepin County approval
TRANSIT CENTER
WORK WITH MOA TO
EXPLORE POTENTIAL
RETAIL/RESTAURANT
15’
Building
Outdoor Cafe/
Amenity Zone
10’
Sidewalk
12’
8’
2’
Utilities/ Curb Auto Lane/
Landscape Gutter Potential
Typ.
Transit Lane
12’
Auto Lane
12’
Auto Lane
12’
Auto Lane
2’
7’
2’
Median
12’
Auto Lane
RECOMMENDED
24TH
AVENUE
RECONFIGURATION
CONSIDERATIONS
Recommended 24th
Avenue
Reconfiguration
Considerations
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12’
Auto Lane
12’
Auto Lane
12’
Auto Lane
12’
Auto Lane
12’
Auto Lane/
Potential
Transit Lane
2’
10’
Curb
Utilities/
Gutter Landscape
Typ.
10’
Bikeway
6’
8’
Landscape Sidewalk
Building
76’ One Way Roadway
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Draf
t
Future TOD Environment
Enhanced Pedestrian
Crossing
Bike Facilities
American Blvd E
Sidewalk
Multi-Use Path
Streetscape Improvements
New Road
Potential Pedestrian Bridge /
Skyway Connection
Commercial/Retail
Lindau Lane
Extension (under construction)
Civic
Lindau Ln
Mall
of
America
Work with
MOA to
Explore
Potential
Street-Level
Active Uses
Redesigned MOA
Transit Center
Transit Hub/
Gateway
82nd St
Streetscape Improvements
(per South Loop Plan)
Transit
Plaza
28th Ave S
24th Ave S
Streetscape Improvements
(per South Loop Plan)
Potential Pedestrian Bridge /
Skyway Connection
Killebrew Dr
E Old
Shak
o
pee R
d
E Old Shakopee Rd
200
400
800
N
FUTURE TOD ENVIRONMENT
NE MARKET & DEVELOPMENT STUDY
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