HomeMy WebLinkAboutCC WS PACKET 08312026CITY OF SAINT ANTHONY VILLAGE
WORK SESSION AGENDA
Monday, August 31, 2026 at 3:00PM
Members of the public who wish to attend the meeting may do so in person.
Work Session Topics
2050 Comprehensive Plan Update Interviews
2050 COMPREHENSIVE PLAN UPDATE INTERVIEW AGENDA AND
PRESENTATION PROMPT.PDF
INTERVIEW SCORECARD.PDF
PROPOSAL 1.PDF
PROPOSAL 2.PDF
Adjournment
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contact us by using 711 Relay.
Our Mission is to promote a high quality of life to those we serve through
outstanding city services.
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1
2050 COMPREHENSIVE PLAN UPDATE INTERVIEW (75 MINUTES)
1. Welcome and introductions (5 minutes)
2. Consultant presentation – see prompt below (30 minutes)
3. Interview Questions (25 minutes)
4. Questions from the consultant (10 minutes)
5. Closing and next steps (5 minutes)
DEVELOP A 30 MINUTE PRESENTATION DESCRIBING THE FOLLOWING: HOW WOULD YOUR
TEAM APPROACH THE DEVELOPMENT OF SAINT ANTHONY VILLAGE'S 2050 COMPREHENSIVE
PLAN, WITH EMPHASIS ON THE FOLLOWING:
1. Your understanding of the City's unique opportunities and challenges as a small, fully developed
first-ring suburb.
2. How you would manage this project from kickoff through adoption, including establishing and
maintaining the schedule, coordinating with City staff and the Steering Committee, managing
deliverables and decision points, and identify and address potential challenges?
3. How you would design engagement that reaches residents who may not typically participate in
City engagement?
4. How you would develop a meaningful, community-led vision for 2050?
5. How you would integrate the City's existing Strategic Plan, Climate Action Plan, Energy Action
Plan, Active Transportation Plan and other recent planning efforts?
6. How you would balance community priorities with Metropolitan Council requirements and
other technical planning requirements?
7. How you would translate the final plan into practical actions that City staff, commissions and
elected officials can use to meet short- and long-term goals?
8. What you see as the biggest risks to successfully completing this project and how you would
address them?
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Evaluation Area Max Points Points Awarded
Understanding of Saint Anthony Village and its 2050 challenges 20
Community engagement & inclusive visioning 20
Comprehensive planning methodology & technical expertise 15
Integration of existing City plans/strategic priorities 10
Metropolitan Council knowledge & compliance 10
Project management & staff collaboration 10
Qualifications and experience of proposed team 10
Presentation, responsiveness & overall fit 5
TOTAL 100
SCORE CARD
NOTES:
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A PROPOSAL FOR
2050 Comprehensive Plan Update
FOR THE CITY OF ST. ANTHONY VILLAGE
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August 7, 2026
Ashley Morello, Assistant City Manager
City of Saint Anthony Village
3301 Silver Lake Road
St. Anthony, MN 55418
Re: Request for Proposals: 2050 Comprehensive Plan Update for the City of St. Anthony Village
Dear Ms. Morello,
WSB is pleased to submit this proposal to assist the City of Saint Anthony Village with the preparation of
its 2050 Comprehensive Plan Update. Saint Anthony Village is a mature, fully developed first-ring suburb
with a strong history of strategic planning, community investment, sustainability initiatives, and thoughtful
redevelopment. The 2050 Comprehensive Plan presents an opportunity to build upon that foundation and
create a clear, community-supported framework for future policy, investment, and implementation decisions.
Meaningful Community Engagement | The City has emphasized that this planning process should be
more than a technical update. Meaningful engagement, community-led visioning, and inclusive outreach
will be central to the success of the plan. WSB understands the importance of engaging residents across
demographics, including renters, multifamily residents, seniors, youth, businesses, community partners, and
regional agencies, while also preparing a plan that satisfies all Metropolitan Council minimum requirements.
Integrated Planning Expertise | WSB will serve as the prime consultant and single point of contact. Our
multidisciplinary team will lead project management, engagement, land use, transportation, parks and
trails, natural systems, climate and sustainability, water resources, GIS mapping, plan production, and
review and adoption support. To strengthen the housing component of the plan, WSB has partnered
with Thrive Consulting, LLC, led by Breanne Kennedy, AICP. Breanne will serve as a focused housing and
economic development subconsultant, supporting the Housing Chapter, housing policy analysis, economic
development considerations, redevelopment opportunities, and implementation strategies.
Implementation-Focused Partnership | Our team is committed to preparing a comprehensive plan that is
visually accessible, technically sound, implementation-oriented, and rooted in Saint Anthony Village’s values.
We appreciate the opportunity to submit this proposal and look forward to the possibility of working with the
City on this important effort.
WSB will provide services related to sewer, water, and surface water management under a separate proposal.
We are also available to discuss any modifications to this proposal to better fit your needs.
On behalf of the WSB team, we are ready to become your partner as Saint Anthony Village plans for its
future. If you have any questions, please contact me at 952.221.0540 or nsparks@wsbeng.com.
Sincerely, WSB
Nate Sparks
Project Manager
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TABLE OF CONTENTS
Project Team and Qualifications .....................5
Relevant Experience ........................................9
Project Understanding ...................................11
Project Approach ............................................11
Project Schedule ............................................19
Project Fee ......................................................19
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| 4A Proposal for 2050 Comprehensive Plan Update for the City of St. Anthony Village
Firm Overview
Alternative Project Delivery | Asset Management | City Engineering | Community Planning & Economic Development | Constructability
Review | Construction Materials Testing | Construction Engineering & Inspection | Damage Prevention | Digital Construction
Management | Distribution Line Engineering | Drinking Water | Emergency Management & Disaster Counseling | Environmental
Compliance | Environmental Investigation & Remediation | Estimating & Scheduling | Gas Engineering | Geotechnical Engineering |
GIS | Grants & Funding | Hydro Engineering | Land Development | Landscape Architecture | Natural Resources | Public Engagement
| Renewable Natural Gas | Right-of-Way | Roadway Design | Smart Cities | Solar | Solutions & Applications | Structural |
Substation Engineering | Survey | Sustainability | Traffic Planning & Engineering | Transit Planning | Transmission Line Engineering
| Transportation Planning | Utility Data integration | Utility Inspection | Visualizations | Wastewater | Water Resources | Wind
1,700+
STAFF
50+
SERVICE AREAS
50
OFFICES
12
STATES
Forge ahead.
WSB is a design and consulting firm specializing in engineering, community
planning, environmental, and construction services. Together, our staff
improves the way people engage with communities, transportation,
infrastructure, energy and our environment. We offer services that
seamlessly integrate planning, design and implementation.
We share a vision to connect your dreams for tomorrow to
the needs of today—the future is ours for the making.
About Thrive
Breanne founded Thrive in January of 2024 with a mission to connect communities to the abundance in the economy
through program and policy development, grant pursuits, and implementation support. Thrive has helped communities
like Maplewood, Brooklyn Center, Brooklyn Park, Bloomington, Carver, and Scott County with strategic planning,
program development like down payment assistance and home re-hab loan programs, economic growth plans and
small area plans. Our specialty is working with city councils, commissions, and boards to move projects forward.
SUBCONSULTANT FIRM OVERVIEW: THRIVE CONSULTING LLC
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Project Team and Qualifications | 5A Proposal for 2050 Comprehensive Plan Update for the City of St. Anthony Village
Austin Hauf, AICP
TRANSPORTATION PLANNING LEAD
Roxy Robertson, MCWP
NATURAL RESOURCES LEAD
Amelia Thibault
COMMUNITY PLANNING SUPPORT
Candace Amberg, PLA, ASLA
LANDSCAPE ARCHITECTURE
Ryan Earp, MBA, MPP
PUBLIC ENGAGEMENT LEAD
Mattie Anders
SUSTAINABILITY
City of Saint Anthony Village
ADDITIONAL SUPPORT
ADDITIONAL RESOURCES
Nate Sparks
PROJECT MANAGER
GEOGRAPHIC INFORMATION SYSTEMS (GIS) | WEB DESIGN | GRAPHIC DESIGN
Daniil Solovev, AICP
TRANSPORTATION PLANNING
SUPPORT
Breanne Kennedy, AICP
THRIVE CONSULTING LLC
(ECONOMIC DEVELOPMENT)
Chevelle Kazmierczak
PUBLIC ENGAGEMENT SUPPORT
Project Team and Qualifications
The WSB team was assembled for its long-
range planning expertise and experience
with similar-sized communities.
Our team’s experience in public engagement and comprehensive planning will provide Saint Anthony Village with a
robust process resulting in solution-driven, implementable results. WSB has a deep bench of employees who can assist
with all aspects of the Comprehensive Plan; we analyze each aspect of the Plan to achieve an end product which meets
community goals at a reasonable price. It is clear that the community of Saint Anthony Village is looking to partner with
a consulting firm to arrive at a responsive and economical product for the community.
WSB is a full-service company and its technical experts have ready access to the marketing, graphics, and GIS groups
who can convert written words into pictures, maps, and computer content creating a Comprehensive Plan that is more
accessible to the residents of Saint Anthony Village and easier to understand and use for the staff and decision-makers.
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Project Team and Qualifications | 6A Proposal for 2050 Comprehensive Plan Update for the City of St. Anthony Village
Nate Sparks
PROJECT MANAGER
Nate is a planning professional with over 20 years of experience overseeing a variety of
complex planning and economic development projects. Nate has worked in a variety of
communities, working with community residents, stakeholders, and developers in processing
planning applications and project development for residential, commercial, and industrial
land uses. Nate has been involved in Metropolitan Council Comprehensive Plan updates for
nearly 30 client communities in the last two cycles. Communities have benefited from his
extensive experience in establishing data driven and results oriented comprehensive plans
with clear direction and realistic implementation strategies. His intimate knowledge of how a
Comprehensive Plan informs zoning regulations and community outcomes ensures that plan
will directly meet community goals.
Austin Hauf, AICP
TRANSPORTATION PLANNING LEAD
Austin is a transportation planner and project manager with more than seven years of
experience in multimodal transportation planning, grant writing, and environmental
documentation. He is known for identifying and communicating transportation needs and
opportunities for a wide range of stakeholders. As a task lead, he is organized, responsive, and
focused on delivering successful outcomes. Austin has played key roles in corridor studies and
long-range transportation plans involving walking, biking, transit, and roadway systems. He has
led and supported analyses related to access, mobility, connectivity, and safety and has been
actively involved in both in-person and virtual public engagement efforts.
Roxy Roberson, MCWP
NATURAL RESOURCES LEAD
With a master’s degree in ecology and ten years experience, Roxy assists many municipal and
county clients address sustainability and natural resources planning within their communities.
She has developed sustainability and natural resources chapters of Comprehensive Plans
for multiple cities in Minnesota,and led a stand-alone Sustainability Plan that Environmental
Commissions and City Council involvement. Roxy works with counties on conservation efforts,
in particular, the federal monarch butterfly CCAA program for transportation planning. She
works closely with environmental commissions and stakeholders to develop environmental
goals and strategies for future community planning involving natural resources.
PROJECT TEAM
PROJECT LEAD
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Project Team and Qualifications | 7A Proposal for 2050 Comprehensive Plan Update for the City of St. Anthony Village
Candace Amberg, PLA, ASLA
SENIOR LANDSCAPE ARCHITECT
Candace is a professional Landscape Architect and project manager with over 29 years of
experience. She utilizes a strong set of planning tools to determine actual needs and ensure
an equitable planning solution can be achieved. The resulting planning outcomes have
helped guide community improvements and have also aided in successful grant applications
for funding the improvements. Candace has been involved with numerous professional
organizations such as the NDRPA, MRPA, ASLA-MN, ACEC, GMRPT, and APA-MN.
Ryan Earp, MBA, MPP
PUBLIC ENGAGEMENT LEAD
Ryan is a creative and collaborative strategist with nearly twenty years of experience working
in the fields of stakeholder engagement and strategic communications. During this time, Ryan
has worked with a variety of private and public sector clients to develop impactful strategic
communications plans and execute stakeholder and community engagement initiatives. Ryan
is passionate about integrating emerging tools and technologies to meet stakeholder outreach
objectives for our WSB clients.
Chevelle Kazmierczak
PUBLIC ENGAGEMENT SUPPORT
Chevelle is an organized and detail-oriented strategist. With a background in strategic
communications, she is passionate about creating intentional engagement that fosters
participation and understanding. From being proactive, creating clear and accessible
communications, she knows how to connect the community to the project. Her experience in
connecting with key stakeholders, coordinating public meetings and pop-up events, gathering
feedback, and marketing provides a foundation to help clients tell their story.
Mattie Anders
SUSTAINABILITY
Mattie Anders is WSB’s Sustainability Program Manager with more than seven years of
experience in environmental consulting and a master’s degree in Science, Technology, and
Environmental Policy. She partners with cities, counties, Tribal Nations, state agencies, and
nonprofits to translate climate and sustainability goals into actionable initiatives that balance
environmental, social, and economic priorities. Her expertise includes climate action planning,
stakeholder engagement, facilitation, implementation strategy, and securing competitive
federal, state, and philanthropic grants totaling more than $30 million. Mattie excels at leading
inclusive discussions, simplifying complex topics, and developing equitable, results-oriented
strategies that help clients achieve meaningful, lasting change.
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Project Team and Qualifications | 8A Proposal for 2050 Comprehensive Plan Update for the City of St. Anthony Village
Amelia Thibault
COMMUNITY PLANNING SUPPORT
Amelia has experience reviewing zoning permits, planning applications and presenting at
Planning Commission meetings. Along with performing day to day planning tasks, she is well-
versed in long-range planning and research. She is currently completing her Masters in spring
of 2026.
Daniil Solovev, AICP
TRANSPORTATION PLANNING SUPPORT
Daniil has been a Transportation Planner working in transportation planning and environmental
review for over two years. He prepares federal environmental documents (CATEX, EAW),
conducts GIS-based analysis, and supports alternatives evaluation for roadway and corridor
projects. His experience includes noise modeling using TNM 2.5, access management analysis,
and developing project figures and technical documentation. Daniil coordinates with MnDOT
and local agencies to advance projects through environmental review and design.
Breanne Kennedy, AICP
HOUSING AND ECONOMIC DEVELOPMENT
(SUBCONSULTANT: THRIVE CONSULTING LLC)
Breanne Kennedy, AICP, is founder and CEO of Thrive Consulting, a firm that seeks to connect
communities to the abundance in the economy. Breanne has over 20 years’ experience
working in Community Development Departments in cities, over 12 years as city staff, and
8 years as a consultant to communities. Her relevant work includes working among several
divisions of Community Development to ensure policies and practices are consistent among
economic development, planning, building inspections, and engineering. She served as
project manager for over a dozen comprehensive plans in the 2018 Met Council update. She
specializes in coordination among planners, residents, and engineers to ensure all aspects
of the plan are consistent. She also has written several economic development strategies for
cities like Maplewood, Brooklyn Center, and Brooklyn Park.
Breanne has been an active volunteer in her community and profession, serving over 15 years
in her local APA Chapter, on the Chapter Presidents’ Council for APA National, volunteering on
several conference committees and serving on the executive committee of the Women and
Planning Division. She is a powerful speaker and trainer, and has presented over 50 panels,
sessions, and workshops on topics of comprehensive planning and other topics.
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Relevant Experience | 9A Proposal for 2050 Comprehensive Plan Update for the City of St. Anthony Village
Relevant Experience
2040 Comprehensive Plan
CLIENT: CITY OF MINNETRISTA
LOCATION: MINNETRISTA, MN
DURATION: 2016 - 2018
The City of Minnetrista needed to update their
comprehensive plan, including completing the sanitary
sewer, water, transportation, and water resource sections
of the plan. WSB served as the city’s project manager,
coordinating community engagement efforts, ensuring
compliance with Metropolitan Council requirements for
density minimums, and coordinating the complicated
adjacent jurisdictional review in the city.
Minnetrista was committed to implementing their
comprehensive plan, so it was crucial that it was based
on realistic growth projections, reasonable infrastructure
investments, and practicable land use policies. The
consultant team and city staff used constraints in the
infrastructure system to guide future growth. WSB
contributed to the implementation of the comprehensive
plan by using projections and land use scenarios to
complete a surface water management plan, a sewer rate
Lake Minnetonka
WhaletailLake
DutchLake
Ox Yoke Lake
COUNTY ROAD 26
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Existing regional trail
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Other Parks and Preserves
Minnetrista Boundary
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study, and a water rate study, which determined rates for
all three services within the community. Also, many of the
transportation improvements specified in the plan have
come to fruition under the leadership of WSB’s municipal
engineering group, serving as a further catalyst for the
realization of the land use plans and policies set forth in
the plan. Finally, WSB worked to ensure that the zoning
districts, standards, and other official controls were
consistent with the comprehensive plan by updating
ordinance language and completing necessary re-zonings.
In addition to the Comprehensive Plan, the WSB worked
with the city to develop their Campus Master Plan.
REFERENCE: DAVID ABEL | COMMUNITY DEVELOPMENT
DIRECTOR | 952.241.2523 | DABEL@CI.MINNETRISTA.MN.US
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Relevant Experience | 10A Proposal for 2050 Comprehensive Plan Update for the City of St. Anthony Village
PROJECT EXAMPLE
Roseville 2040 Comprehensive Plan Update
CLIENT: CITY OF ROSEVILLE
LOCATION: ROSEVILLE, MN
DURATION: NOV 2016 - AUG 2019
Roseville is a nearly built-out, first-ring suburb located
adjacent to both Minneapolis and St. Paul, with a
2014 population of 35,319. The focus of Roseville’s
Comprehensive Plan is redevelopment, economic
development, and a wide spectrum of life-cycle
housing opportunities. WSB was hired to complete
the Land Use, Housing, Parks, Resilience, and
Implementation portions and to work with City staff
on the required infrastructure elements. In addition,
WSB completed an Economic Development Strategic
Plan, which was identified as a priority to position
the City for sustainable future growth. The most
important component involved a robust community
engagement plan to interact with as many people as
often as possible throughout the process. Innovative
strategies included a dedicated project website,
pop-up engagement to reach people during existing
community meetings and events, coordination with
the Early Childhood and Family Education Program,
and specific outreach through the City’s Human Rights
Commission to engage typically under-represented
communities.
REFERENCE: PATRICK TRUDGEON | CITY MANAGER |
651.792.7021 | PAT.TRUDGEON@CITYOFROSEVILLE.COM
LINK:
https://www.cityofroseville.com/3005/2040-Comprehensive-
Plan-Update
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Project Understanding | 11A Proposal for 2050 Comprehensive Plan Update for the City of St. Anthony Village
Project Understanding
-Project kickoff meeting
-Detailed project schedule
-Communication and coordination protocol
-Existing plan and policy review summary
-Regular staff check-in meetings
-Monthly Steering Committee coordination
At the initiation of the project, WSB will work with
City Staff to refine the project schedule. Coordinated
throughout the process will be project management
meetings, public meetings, and public engagement
opportunities. All such meetings will be scheduled
in consultation with City Staff. This will include three
community events, twelve plan production meetings,
and four plan adoption meetings in addition to ten
virtual meetings with City Staff.
Saint Anthony Village is preparing for 2050 from a position of strength. The City is compact,
fully developed, and primarily residential, with commercial and retail areas located in the
northern and southern portions of the community. The planning challenge is not simply to
allocate future growth, but to determine how reinvestment, redevelopment, housing choice,
transportation connectivity, infrastructure stewardship, environmental resilience, and sustainability
can work together to support the community’s long-term vision.
WSB understands that the 2050 Comprehensive Plan must comply with Metropolitan Council requirements while also
reflecting the local priorities expressed through recent City strategic plans, the Climate Action Plan, Energy Action
work, the Active Transportation Plan, and other City initiatives. The plan should be practical and actionable, giving
elected officials, appointed commissioners, staff, residents, property owners, and community partners a shared
framework for future decisions.
The City’s RFP and Q&A materials emphasize the importance of engagement and outreach. WSB’s approach is designed
to meet residents where they are through a combination of traditional public meetings, targeted outreach, digital
engagement, pop-up events, multilingual materials, and focused engagement with residents who may not typically
participate in city planning processes.
TASK 1:
Project Management and Coordination
WSB will confirm the work plan, schedule, communication protocols, meeting cadence, roles, and decision-making
structure. The team will review existing City plans and regional requirements and establish the project management
framework.
Project Approach
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Project Understanding | 12A Proposal for 2050 Comprehensive Plan Update for the City of St. Anthony Village
TASK 2:
Existing Conditions
WSB will prepare a community profile and opportunities analysis using Metropolitan Council data, Census data, City
information, GIS mapping, and local planning documents.
-Community profile
-Demographic, land use, and housing tables and
figures
-TAZ forecast review for 2030, 2040, and 2050
-Redevelopment opportunity analysis
-Transportation, parks and natural systems baseline
review
-Preliminary issues and opportunities summary
The initial analytical phase in compiling the 2050 Comprehensive Plan involves a thorough review of existing materials
and documents previously developed by the City and to evaluate the City’s existing conditions. Information will
be reviewed and itemized to be used as background for the future Plan elements and to spur future discussions.
Demographic information will be assembled and potential gaps in data or other subject matter for further exploration
will be documented.
WSB will create a memorandum for staff review that provides an overview of the above information and highlights areas
of further exploration.
TASK 3:
Community Visioning & Engagement
Meaningful engagement is a priority of the Saint Anthony Village 2050 Comprehensive Plan. As a mature, fully
developed community, Saint Anthony’s future will be guided by reinvestment, redevelopment, sustainability, housing
choice, mobility, and quality-of-life decisions. WSB will implement Saint Anthony NEXT, an engagement program
designed to create a broad, representative, and community-driven vision for the future.
Our engagement approach combines online
engagement tools, community events, surveys,
workshops, stakeholder discussions, and targeted
outreach to ensure participation reflects the diversity
of the community. Consistent with the City’s goals,
special attention will be given to engaging renters,
multifamily residents, youth, seniors, businesses,
employees, and historically underrepresented voices.
Outreach activities will occur both through traditional
public meetings and by bringing engagement directly
into community spaces and existing community
events.
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Project Understanding | 13A Proposal for 2050 Comprehensive Plan Update for the City of St. Anthony Village
TASK 4:
Comprehensive Plan Vision & Goals
WSB will facilitate a 2050 Vision Workshop and translate community input, City priorities, and regional planning
requirements into a clear vision, goals, policies, and implementation framework.
-2050 Vision Workshop materials and facilitation
-Workshop summary
-Draft vision statement
-Goals and policies by plan element
-Implementation themes and priorities
WSB recognizes the important role that the community’s
voice plays into creation of a clear, actionable vision
and goals framework for St. Anthony Village’s 2050
Comprehensive Plan. This process is aligned with the
City’s Strategic Plan and the guidance provided by the
City Council, staff, and other advisory bodies.
The project team will engage with the Steering
Committee, City Council, City Commissions, and
other relevant agencies for review of information from
engagement while transitioning into plan preparation.
These sessions would be used to introduce engagement
findings, present themes identified by the community,
facilitate discussions to refine and update the City’s
vision and goals, and explore the implications for
land use, housing, the environment, and economic
development. Our facilitation will be structured, visual,
and interactive to build ownership and clarity around
the shared vision. This will result in a Vision Workshop
where the final results will be established.
Drawing on analysis from data collection and
engagement findings, WSB will work with city staff to
identify key issues across all plan elements, evaluate
gaps, needs, and opportunities, align the City’s priorities
with regional and Metropolitan Council requirements.
This lays the foundation for drafting the Plan’s content
and implementation matrix. WSB will collaborate with
City staff to establish measurable objectives for each
goal and the ability to track progress on adopted goals.
-Dedicated project website and online engagement
tools
-Community survey and interactive mapping activities
-Open houses, workshops, and listening sessions
-Targeted stakeholder and partner discussions
-Youth and family engagement opportunities
-Multilingual outreach and accessible participation
options
-Ongoing reporting to demonstrate how community
input shapes plan recommendations
WSB’s approach emphasizes transparency, accessibility, and accountability throughout the planning process. By
providing multiple opportunities to participate and documenting how input informs decisions, we will help the City
build a shared vision that reflects community values and supports implementation of the 2050 Comprehensive Plan.
Key engagement strategies include:
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Project Understanding | 14A Proposal for 2050 Comprehensive Plan Update for the City of St. Anthony Village
TASK 5:
Plan Development
WSB will prepare the full comprehensive plan document, including all required chapters. Thrive Consulting will support
the Housing Chapter and provide targeted economic development and redevelopment strategy input. WSB will
integrate all chapters into a cohesive, graphic, ADA-conscious document suitable for print and web use.
-Administrative draft plan
-Public review draft plan
-Land use chapter
-Housing and Economic Development chapter led by
Thrive Consulting with WSB coordination
-Transportation chapter
-Parks and trails chapter
-Integration of water resources chapters; wastewater,
water supply, and surface water
-Natural systems chapter
-Climate and sustainability chapter
-Implementation chapter
-GIS maps and appendices
Throughout the comprehensive planning process, the WSB team will partner with the City staff to successfully
develop the 2050 Comprehensive Plan. Staff will review all documents prior to distribution to the Council, advisory
commissions, and the public. WSB will meet with City Staff as frequently as necessary to ensure timely development of
the Comprehensive Plan. WSB will provide two drafts of each plan section one for review by staff and after modification
the other for review by the Council, advisory commissions, and public. The final draft will be placed into the Plan
document for final review and ultimately adoption by the City and Metropolitan Council.
COMPREHENSIVE PLAN ELEMENTS
Land Use
One of the key components of a Comprehensive Plan is
establishing future development goals and objectives
that guide how the community will grow and evolve.
Through a robust public engagement process, the
WSB team will work with residents and stakeholders
to identify priorities and develop a shared vision for
St. Anthony Village over the next twenty years. Our
team will review the existing 2040 Comprehensive
Plan, the City’s Strategic Plan, and other relevant
planning documents to understand existing conditions,
opportunities, and development challenges. The
resulting 2050 Comprehensive Plan will be refined
through public engagement to build awareness,
evaluate land use alternatives, and establish consensus
around future growth and development patterns.
The Land Use section will align with other
Comprehensive Plan elements and existing City
planning efforts, including the Downtown Vision Plan. As
a foundational component of the Plan, it will help shape
outcomes across multiple focus areas. WSB will evaluate
sites and parcels with redevelopment or development
potential, explore alternative land use scenarios, identify
priority opportunity areas, and establish strategies to
support successful redevelopment and future growth
With St. Anthony Village identified by the Metropolitan
Council to add about 900 dwelling units and 1,000 units
of employment by 2050, this chapter will be extremely
important in shaping the future of the community.
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Project Understanding | 15A Proposal for 2050 Comprehensive Plan Update for the City of St. Anthony Village
Housing & Economic Development
This chapter will be led by Thrive Consulting in
coordination with WSB. Recognizing the ongoing
challenges facing housing development, the
planning process will evaluate current market
conditions, demographic trends, and community
priorities to refine housing goals consistent with the
City’s Strategic Plan.
The Housing section will meet Metropolitan Council
requirements while incorporating insights gained
through stakeholder and public engagement. In
coordination with the Land Use chapter, the Thrive
Consulting and WSB team will assess opportunities
for residential infill, redevelopment, and growth
based on market demand, anticipated demographic
shifts, access to services, proximity to employment
centers, and available infrastructure. The plan will
identify practical strategies and implementation
actions to advance the City’s housing objectives.
The Economic Development section will provide
a data-driven assessment of the City’s economic
conditions, opportunities, and constraints. The
analysis will examine employment patterns,
commercial activity, redevelopment potential, and
tax base considerations to help align future land
use decisions with the City’s long-term economic
goals. Particular emphasis will be placed on
identifying areas where strategic redevelopment
or reinvestment can support economic vitality and
community objectives.
The plan will identify priority redevelopment
and reuse areas, evaluate their potential, and
recommend implementation tools and strategies to
support desired outcomes. By establishing a clear
framework for housing, economic development,
and redevelopment, the Comprehensive Plan will
provide actionable guidance for future growth and
investment decisions.
COMPREHENSIVE PLAN ELEMENTS
Water Supply, Sanitary Sewer, & Surface
Water
Under a separate proposal, WSB will review and
incorporate the critical elements from previous City
planning and update the City’s water, sewer, and
surface water management plans to allow for the
proper servicing of the uses identified in the updated
Comprehensive Plan. This will include efforts such
as major capital improvements, planned capacities,
asset management, and network expansion. We will
verify that the utility plans account for and will satisfy
the updated future land use plan. This section of the
Plan is critical to ensure infrastructure can meet future
growth and is being monitored for maintenance and
upkeep. Suggestions and strategies will be provided in
terms of potential infrastructure funding sources and
maintenance programs.
Transportation
ROADWAYS
FUNCTIONAL CLASSIFICATION SYSTEM
WSB will document St. Anthony’s roadway network in
accordance with Metropolitan Council requirements,
including preparation of mapping and supporting
narrative describing the City’s functional classification
system. The roadway network will be evaluated by
roadway type, including arterial, collector, and local
facilities, and their respective roles in supporting local
and regional mobility.
TRAFFIC VOLUMES AND TRAVEL LANES
WSB will evaluate existing and projected roadway
conditions, including travel lanes, traffic volumes,
and available heavy commercial vehicle data for
principal and minor arterials. Mapping and analysis
will be completed to document existing conditions
and anticipated 2050 traffic operations, supporting
consistency with Metropolitan Council requirements
and long-range transportation planning efforts.
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Project Understanding | 16A Proposal for 2050 Comprehensive Plan Update for the City of St. Anthony Village
FUNDED AND PLANNED INVESTMENTS
The team will review regional transportation
investments identified in the 2050 Transportation Policy
Plan, including planned interchange improvements,
managed lanes, and targeted capacity investments
that may influence transportation conditions within St.
Anthony. Relevant improvements and their implications
for the community will be summarized and incorporated
into the Comprehensive Plan.
CORRIDOR STUDIES
WSB will coordinate with City staff to review applicable
corridor, intersection, and subarea transportation
studies and incorporate relevant recommendations
into the Transportation Chapter. The team will also
evaluate Metropolitan Council priority intersections and
identify opportunities for additional study, updates, or
implementation where appropriate.
SAFETY ANALYSIS
Consistent with the Metropolitan Council’s Safe Systems
Approach, WSB will complete a transportation safety
assessment using recent crash data and regional safety
resources. The analysis will identify high-risk corridors
and intersections, evaluate safety trends by travel mode,
and recommend strategies to reduce fatalities and
serious injuries while improving safety for all roadway
users.
TRANSIT
TRANSIT MARKET AREAS AND SERVICES
WSB will document St. Anthony’s transit market area
and existing transit services, providing the mapping
and narrative necessary to satisfy Metropolitan Council
requirements.
COMPREHENSIVE PLAN ELEMENTS
TRANSIT SYSTEM
The Transit Chapter will evaluate existing and planned
transit facilities and services, including fixed-route
service, transit centers, park-and-ride facilities, and
emerging mobility options. Planned improvements
identified by Metro Transit and the Metropolitan
Council will also be summarized to reflect future transit
opportunities serving the community.
MULTIMODAL ACCESS TO TRANSIT
WSB will assess the accessibility of transit services
through the City’s bicycle, pedestrian, and trail
networks. The analysis will identify existing connections,
barriers, and opportunities to improve multimodal
access to transit facilities and services throughout the
community.
BICYCLING
LOCAL BICYCLE NETWORK
WSB will inventory existing and planned bicycle
facilities, evaluate connections to community
destinations and neighboring jurisdictions, and identify
network gaps and barriers affecting bicycle mobility.
The assessment will incorporate local priorities and
implementation considerations to support a more
connected bicycle system.
REGIONAL BICYCLE TRANSPORTATION
NETWORK (RBTN)
The team will evaluate the City’s relationship to the
Regional Bicycle Transportation Network, including
existing and planned Tier 1 and Tier 2 facilities, key
destinations, regional barriers, and opportunities
to strengthen local and regional connectivity.
Recommendations will identify improvements and
implementation strategies that support Metropolitan
Council objectives and local transportation goals.
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Project Understanding | 17A Proposal for 2050 Comprehensive Plan Update for the City of St. Anthony Village
PEDESTRIAN SYSTEM
PEDESTRIAN NETWORK AND NEEDS
WSB will evaluate existing and planned pedestrian
facilities with a focus on walking and rolling as
transportation choices. The assessment will
identify sidewalk and trail gaps, safety needs, ADA
considerations, and connections to key destinations
throughout the community. Existing plans, policies,
and initiatives, including Safe Routes to School and
ADA Transition Plan efforts, will be incorporated where
applicable to support a connected, accessible, and safe
pedestrian network.
FREIGHT
FREIGHT NETWORK AND FACILITIES
WSB will document St. Anthony’s freight network,
including major roadway, rail, and industrial connections
that support goods movement. The assessment will
identify freight-related opportunities and constraints
and evaluate how freight mobility supports local
businesses and economic activity while remaining
compatible with community objectives.
TRAVEL DEMAND MANAGEMENT (TDM)
WSB will update the City’s Travel Demand Management
policies and practices to align with current Metropolitan
Council guidance. The evaluation will document
existing programs, partnerships, and transportation
demand strategies while identifying opportunities to
support more efficient travel patterns and multimodal
transportation choices.
AVIATION
The Aviation section will be updated to reflect
current Metropolitan Council requirements and local
policies related to aviation compatibility and airspace
protection. Existing language and regulations will be
reviewed and updated as needed to ensure consistency
with regional guidance.
COMPREHENSIVE PLAN ELEMENTS
EQUITY AND INCLUSION
WSB will incorporate Metropolitan Council equity
and accessibility requirements throughout the
Transportation Chapter, with particular emphasis on
ADA compliance, pedestrian accessibility, and equitable
access to transportation facilities and services.
Recommendations will support safe and accessible
mobility for residents of all ages and abilities.
CLIMATE AND NATURAL SYSTEMS
The Transportation Chapter will address Metropolitan
Council requirements related to greenhouse gas
reduction, vehicle miles traveled, and transportation
system sustainability. Working closely with City staff
and WSB’s sustainability specialists, the team will
develop strategies that support local climate goals while
improving multimodal transportation opportunities and
system resilience.
TRANSPORTATION ANALYSIS ZONES (TAZ)
WSB will work with City staff and Metropolitan
Council representatives to review Transportation
Analysis Zone allocations and ensure future growth
assumptions accurately reflect anticipated land use
and redevelopment patterns. This effort will support
travel forecasting, traffic projections, and long-range
transportation planning associated with the 2050
Comprehensive Plan update.
IMPLEMENTATION PLAN TASKS FOR
TRANSPORTATION
The Transportation Chapter will conclude with an
implementation framework that identifies priority
transportation projects, policy updates, planning
initiatives, and potential capital investments
needed to advance community goals and maintain
compliance with Metropolitan Council requirements.
Recommendations will establish a practical roadmap for
implementation over the planning horizon.
20
Project Understanding | 18A Proposal for 2050 Comprehensive Plan Update for the City of St. Anthony Village
Parks and Trails / Natural Systems
The City’s current park system provides a robust
recreational foundation for the community. The Park
and Trails chapter development will begin with an
inventory of existing parks and trails and identification
of updated goals. WSB will collaborate with the City
to revise the associated park and trail maps to reflect
desired system changes. In addition, we will incorporate
insights and priorities emerging from the current 2050
planning engagement process to ensure the chapter
accurately represents the community’s evolving needs
and vision for its parks and trails network. This work will
incorporate a review and analysis of the City’s natural
systems.
COMPREHENSIVE PLAN ELEMENTS
Implementation
The implementation section will compile all the
strategic initiatives relating to the various Plan
components. A matrix will be created identifying
recommendations, responsible parties, estimated
timelines, and potential costs. These strategies are
based upon the feedback received throughout the
planning process and will be vetted by City Staff, the
City Council and various advisory committees.
Resilience & Sustainability
WSB’s current work conducting the climate analysis per the Metropolitan Council’s new requirements for the cities
of Golden Valley and Circle Pines, provides a useful backdrop to tailor our efforts to meet the unique climate-related
needs of St. Anthony Village. Beginning by incorporating the City’s existing action plans, our sustainability team will
then take a data-based approach to conduct an analysis of the current greenhouse gas (GHG) emissions profile for the
City utilizing the Metropolitan Council climate model.
Using this publicly available resource, we will assess how climate conditions have changed over time and are projected
to continue to change, as an important input and lens for the Comprehensive Plan. Based on the findings of this
analysis, we will provide a narrative summarizing the data. Furthermore, we will use the scenario modelling capabilities
of the Metropolitan Council model to explore low, medium and high scenarios for several key variables that we will
select with the City input. These scenarios will help us craft high-level strategies that meet minimum requirements of
the climate mitigation and adaptations sections of the Imagine 2050 Plan. This task will identify how climate risks may
impact the community and have bearing on the comprehensive planning process, along with potential approaches for
mitigation and adaptation.
21
Project Schedule | 19A Proposal for 2050 Comprehensive Plan Update for the City of St. Anthony Village
TASK 6:
Plan Review & Adoption
WSB will guide the City through staff, Steering Committee, appropiate commissions, public, adjacent jurisdiction, City
Council, and Metropolitan Council review.
-Comment tracking matrix
-Revised draft documents
-Public hearing materials
-Planning Commission and City Council presentations
-Metropolitan Council submittal package
-Final adopted plan
St. Anthony Village is poised to reimagine where the community will be going for the next several decades. The new
Plan, created through this process should be usable, strategic, flexible, clear, and easy to understand. The Thrive
Consulting & WSB Team will develop a document that brings all the Plan components into one document for easy
access. Graphics, tables, and summary information will be provided for the average user that doesn’t want to wade
through a voluminous document. The final Plan will be presented to the Metropolitan Council, Planning Commission
and City Council for adoption.
Project Schedule
Project Fee
ACTIVITES TARGET PERIOD
Project kickoff, data request, schedule confirmation, engagement planning Oct 2026
Existing conditions analysis, community profile, first engagement activities Nov 2026-Jan 2027
Visioning, Steering Committee work, targeted outreach, initial goals and policy framework Feb-Apr 2027
Draft plan elements, housing chapter coordination, technical chapter preparation May-Jul 2027
Public review draft, open house, staff and commission review Aug-Sep 2027
Adjacent jurisdiction review, revisions, Metropolitan Council submittal preparation Oct 2027-Apr 2028
Metropolitan Council review response, public hearing, adoption support 2028 as needed
PROJECT TASK FEE
Land Use $46,000
Economic Development & Housing $12,000
Transportation $34,000
Public Engagement $32,000
Sustainability $6,000
Parks & Recreation $5,000
Grand Total $135,000
22
WSBENG.COM
Forge ahead.
23
PROPOSAL FOR
SAINT ANTHONY VILLAGE
2050 COMPREHENSIVE PLAN UPDATE
August 7, 2026
In partnership with Mend Collaborative
24
Cover letter Team &
qualifications
Scope of work &
deliverables Schedule Cost
proposal References Examples of relevant
projects
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August 7, 2026
Ashley Morello
Assistant City Manager
City of Saint Anthony Village
3301 Silver Lake Road
St. Anthony, MN 55418
Stephanie Falkers, AICP
Director of Community Planning
Click on a
tab to go to
that section
Subject: City of Saint Anthony Village 2050 Comprehensive Plan Update - TC2 Proposal
It is time again when 181 communities across the region begin the important work of updating their
Comprehensive Plans to define their long-range plans and align with Metropolitan Council requirements.
We are truly excited about the opportunity to submit our proposal for the City of Saint Anthony Village’s
2050 Comprehensive Plan Update, with a desire to facilitate a collaborative and engaging planning
process. We are enthusiastic about working together to develop a Comprehensive Plan that is responsive
to Saint Anthony Village’s planning needs, reflective of community values, and aligned with regional
requirements.
Our team brings deep, topic-based experience to the comprehensive plan process, including many
Metropolitan Council compliant plans. This work has provided us with a strong understanding of the local
requirements and allows us to work closely with communities to establish compliant plans that are, most
importantly, community-driven plans.
We are excited to team with Mend Collaborative, as our combined experience with Comprehensive Plans
throughout the Twin Cities region provides a strong approach, ensuring a process that is both inclusive of
all experiences and topics and practical for future action.
Together, the TC2 and Mend Collaborative team combines technical expertise, local knowledge,
and a passion for community engagement to deliver a Comprehensive Plan that is both visionary and
implementable.
• Expertise with Imagine 2050 and the Metropolitan Council process. Our team has a deep history
working with the Metropolitan Council’s comprehensive planning framework and a thorough
understanding of the Imagine 2050 requirements. We are well-versed in translating regional
policies into locally relevant goals, policies, and actions, ensuring that Saint Anthony Village’s plan is
both compliant and strategically positioned for long-term success.
• Engagement-centered process. Meaningful community engagement is central to our planning
approach. We employ a range of engagement strategies and interactive tools tailored to Saint
Anthony Village’s needs, using both in-person and digital methods to reach diverse audiences.
Our collaborative process emphasizes transparency, accessibility, and dialogue to ensure the plan
reflects community voices and builds long-term ownership.
• Focus on implementation and action. We approach long-range planning with an emphasis on
implementation-focused planning. We develop Comprehensive Plans that function as practical
tools, clearly prioritizing actions, identifying responsibilities, and supporting informed decision-
making. Many of our planners began their careers in the public sector and continue to support
communities with day-to-day planning activities. We understand a comprehensive plan is more
than a vision; it is a practical tool for guiding decisions.
• Integrated and coordinated planning. We view comprehensive plans as integrated policy
documents that guide an interconnected system of land use, transportation, housing, utilities,
parks, economic development, and sustainability. Our interdisciplinary approach ensures that plan
elements are coordinated and mutually supportive, reinforcing a plan for sustainable growth and
community well-being.
• Data-informed decision-making. We leverage data, analytics, and visualization tools to inform
discussions, evaluate alternatives, and support clear decision-making. By combining quantitative
analysis with community input and local expertise, we will help Saint Anthony Village define
solutions that are equitable, defensible, and forward-looking.
We are excited about the opportunity to continue working with the City of Saint Anthony Village on this
important effort and to support the creation of a Comprehensive Plan that is visionary, actionable, and
grounded in community values. We look forward to the opportunity to help guide Saint Anthony Village
toward a successful and resilient future.
Contact Information
Stephanie Falkers, AICP
Director of Community Planning, TC2
(651) 231-3136
sfalkers@transportationcollaborative.com
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Scope of work &
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proposal References Examples of relevant
projects
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TEAM & QUALIFICATIONS
Our team brings a breadth of experience that enables
us to effectively address every element of the plan. We
are structured around a highly collaborative approach,
assigning clear lead roles for each plan element while
ensuring strong cross-support across all disciplines.
This integrated model allows us to leverage individual
expertise, maintain consistent communication, and
deliver a cohesive, well-aligned plan.
Our integrated model is also based on the idea that
land use is a central topic of discussion. Gaining a
clear understanding of existing land use patterns and
future growth trends helps guide all other elements
of the plan. This foundation shapes how we address
housing needs, plan for parks and open space, evaluate
transportation options, support resource protection,
and plan for utilities and infrastructure.
Stephanie Falkers, AICP has a strong background of
project management experience. Her approach focuses
on collaboration, comprehensive analysis, and the
definition of implementable outcomes. Over the past
decade, our team has led and updated more than 30
Comprehensive Plans, helping communities of all sizes
shape their future.
Ally de Alcuaz
GIS Analyst
Olivia Halsne, PLA
Plan Element Support
Eve Vanagas
Public Engagement Lead
Maya Sheikh
Plan Element
Support
Craig Vaughn, PE PTOE
Multimodal Support
Stephanie Falkers, AICP
Project Manager
Samantha Matuke, AICP
Land Use Lead
TC2
Mend Collaborative
Sandy Meulners-
Comstock, PLA
Parks and Natural
Resources Lead
Lance Bernard
Plan Element
Coordination
Zakcq Lockrem, AICP
Plan Element Support
Team Support
Planners, Landscape Architects, Urban Designers,
Traffic Engineers, Civil Designers, Engagers,
Strategists, Communication Specialists, Marketing/
Graphic Designers
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qualifications
Scope of work &
deliverables Schedule Cost
proposal References Examples of relevant
projects
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Stephanie recently joined TC2 and brings over 15 years of
experience leading a variety of community, transportation,
and environmental planning projects. Stephanie’s planning
approach utilizes data analysis to understand potential issues,
confirming perspectives with community input, to inform the
creation of strategies and solutions. Stephanie’s engagement
approach focuses on providing everyone with a seat at the
table, creating opportunities to share ideas, and facilitating
discussions of trade-offs and strategies to define a collaborative
approach.
BACKGROUND
Bachelor of Landscape
Architecture & Bachelor
of Science, Environmental
Design, North Dakota State
University (2010)
APPLE VALLEY 2050 COMPREHENSIVE PLAN, APPLE VALLEY, MN
Project Manager
MISSING MIDDLE ZONING UPDATES, RICHFIELD, MN
Planner
CEDAR AVENUE LAND USE STUDY, LAKEVILLE, MN
Land Use Lead
WAYZATA 2040 COMPREHENSIVE PLAN, WAYZATA, MN
Project Manager
ROGERS 2040 COMPREHENSIVE PLAN, ROGERS, MN
Project Manager
WASHINGTON COUNTY 2040 COMPREHENSIVE PLAN
Project Manager
RELEVANT PROJECT EXPERIENCE
Note: Projects include those completed with another firm
LANCE BERNARD
Plan Element Coordination
Lance brings over 20 years of experience to TC2 leading a
variety of planning projects. Lance’s work has touched on all
aspects of planning, including comprehensive/land use plans,
neighborhood studies, public health initiatives, expanded
multimodal planning, corridor studies, parking and micro-
mobility assessments, asset management, and grant funding
coordination. His approach is built on trust and genuinely
listening to community needs, aspirations, and desires.
RICHFIELD 2050 COMPREHENSIVE PLAN, RICHFIELD, MN
Project Manager
ROGERS 2050 COMPREHENSIVE PLAN, ROGERS, MN
Project Manager
STILLWATER 2040 COMPREHENSIVE PLAN, STILLWATER, MN
Project Manager
COLUMBIA HEIGHTS 2040 COMPREHENSIVE PLAN,
COLUMBIA HEIGHTS, MN
Project Manager
MISSING MIDDLE HOUSING ZONING UPDATE, RICHFIELD, MN
Project Manager
RONDO RESTORATIVE NEIGHBORHOOD AREA PLAN, SAINT
PAUL, MN
Lead Planner
RELEVANT PROJECT EXPERIENCE
Note: Projects include those completed with another firm
STEPHANIE FALKERS, AICPProject Manager
Phone: 651-231-3136
Email: sfalkers@transportationcollaborative.com
AFFILIATIONS
Metro District Representative,
APA MN
Sensible Land Use Coalition
EXPERTISE
COMMUNITY PLANNING
Land Use Planning
Comprehensive Planning
Zoning Ordinances
Neighborhood Studies
Day-to-day Planning Services
Small Area Plans
Implementation Plans
COMMUNITY ENGAGEMENT
Stakeholder Facilitation
Engagement Materials and
Activities
BACKGROUND
Bachelor of Arts, Community
Development/Urban Affairs, St.
Cloud State University (2003)
AFFILIATIONS
Past President, APA MN
Past Legislative Co-Chair, APA
MN
Metro District Representative,
APA MN
EXPERTISE
COMMUNITY PLANNING
Land Use Planning
Comprehensive Planning
Neighborhood Studies
Redevelopment Plans
Strategic Frameworks
COMMUNITY ENGAGEMENT
Stakeholder Facilitation
Engagement Materials and
Activities
27
Cover letter Team &
qualifications
Scope of work &
deliverables Schedule Cost
proposal References Examples of relevant
projects
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SANDY MEULNERS-COMSTOCK, PLA
Parks and Recreation, Natural Resources
SAM MATUKE, AICP
Land Use Lead
Samantha joined the TC2 team in 2022. She is experienced in
community and transportation planning, public engagement,
graphic design, grant writing, and urban design. With an
educational background in Architecture and City Planning, she
brings a unique perspective to all her projects. Sam believes her
role as a planner is to bring tools and resources to communities,
which they can utilize to shape their best future.
BACKGROUND
Bachelor of Science in
Architecture, U of MN (2016)
Master’s Degree, City and
Regional Planning, Cornell
(2019)
EXPERTISE
COMMUNITY PLANNING
Land Use Planning
Comprehensive Planning
Zoning Updates
COMMUNITY ENGAGEMENT
Meeting Facilitation
Public Participation
GRAPHIC DESIGN
Content Creation
Logo & Visual Design
Web Design
SUPERIOR COMPREHENSIVE PLAN, SUPERIOR, WI
Planner
RIVER FALLS COMPREHENSIVE PLAN + OUTDOOR
RECREATION PLAN, RIVER FALLS, WI
Planner
CARVER COUNTY 2050 COMPREHENSIVE PLAN UPDATE,
CARVER COUNTY, MN
Lead Planner
WILLMAR ZONING CODE UPDATE, WILLMAR, MN
Lead Planner
PENN AVENUE LAND USE ANALYSIS, RICHFIELD, MN
Planner
MISSING MIDDLE ZONING UPDATES, RICHFIELD, MN
Planner
RELEVANT PROJECT EXPERIENCE
Note: Projects include those completed with another firm
As a licensed Landscape Architect in multiple states, Sandy
is passionate about applying her experience and skill toward
projects that have positive and lasting impacts on communities
and the environment. She works at all scales of design, and
her work has spanned from large-scale to site-scale planning
and implementation. With part of her background coming from
design/build, Sandy has a keen eye for details and how things
come together, believing in applying sustainability-based
practices to the built environment throughout all phases
of construction. Sandy also believes in building teams that
will support the best project outcomes, and ensuring robust
community involvement drives her public space work.
COLUMBIA HEIGHTS PARK SYSTEM PLAN, MN
RIVER’S BEND PARK IMPROVEMENTS RAMSEY, MN
QUAKERTOWN PARK MASTER PLAN DENTON, TX
HIGHLAND BRIDGE MIXED-USE DEVELOPMENT (FORD
REDEVELOPMENT SITE) ST. PAUL, MN*
SHAKOPEE MDEWAKANTON SIOUX COMMUNITY
RIVERFRONT MASTER PLAN SHAKOPEE, MN*
CHAMBER’S GROVE PARK DULUTH, MN*
CANNERY DISTRICT PARKS EAU CLAIRE, WI*
RELEVANT PROJECT EXPERIENCE
Note: Projects include those completed with another firm
BACKGROUND
Master of Landscape
Architecture, University of
Minnesota Twin Cities
Bachelor of Environmental
Design, University of
Minnesota Twin Cities
CERTIFICATION
Minnesota PLA #59779
AFFILIATIONS
University of Minnesota, Adjunct
Faculty
ASLA Member
ASLA-MN Current President
WxLA Member, National Scholar
WxLA-MN Member
EXPERTISE
Landscape Architecture &
Design
Implementation and
Implementation Strategy
Urban Design & Planning
28
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qualifications
Scope of work &
deliverables Schedule Cost
proposal References Examples of relevant
projects
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EVE VANAGAS
Public Engagement Lead
EXPERTISE
COMMUNITY ENGAGEMENT
Strategy Development
Engagement Materials &
Activities
Meeting Facilitation
Feedback Analysis
COMMUNITY PLANNING
Comprehensive Planning
RONDO NEIGHBORHOOD STREETS IMPROVEMENT STUDY,
SAINT PAUL, MN
MIDTOWN GREENWAY TRAIL EXPANSION PLANNING
STUDY, METROPOLITAN COUNCIL
CARVER COUNTY ON-CALL PARKS & TRAIL PLANNING
SERVICES
DILWORTH SUBAREA STUDIES AND ZONING UPDATES
RELEVANT PROJECT EXPERIENCE
OLIVIA HALSNE, PLA
Plan Element Support
RIVER’S BEND PARK IMPROVEMENTS RAMSEY, MN
FAIR SCHOOL CRYSTAL SCHOOLYARD CRYSTAL, MN
TRAVIS COUNTY PARK SYSTEM PLAN TRAVIS COUNTY, TX
ARTSPACE NORTHRUP KING BUILDING MINNEAPOLIS, MN
HEARTLAND TRAIL UPPER MN
PARK SPANISH IMMERSION SCHOOL PLAYGROUND ST. LOUIS PARK, MN*
ALL-ABILITIES PLAYGROUND PLANNING AND PROGRAMMING EL PASO, TX
RELEVANT PROJECT EXPERIENCECERTIFICATION
Minnesota PLA
#59779
EXPERTISE
Landscape Design
Community Engage-
ment
GIS
Certification
American Institute
of Certified Planners
(AICP)
EXPERTISE
Urban Design
Park Planning
Housing Policy
Small Area Planning
OPUS PUBLIC SPACE STUDY MINNETONKA, MN*
HISTORIC WATER TOWER PARK ELK RIVER, MN
LINCOLN AND LONDONDERRY SMALL AREA PLAN EDINA, MN
SILVER LAKE PARK MASTER PLAN ROCHESTER, MN
CEDAR LAKE AND LAKE OF THE ISLES MASTER PLAN MINNEAPOLIS, MN
QUAKERTOWN PARK MASTER PLAN DENTON, TX
RELEVANT PROJECT EXPERIENCE
ZAKCQ LOCKREM, AICP
Plan Element Support
EXPERTISE
SYSTEM ANALYTICS
Performance Measures
Data Analytics
GIS Systems & Mapping
Web-Based Dashboards
DOWNTOWN STILLWATER WAYFINDING PLAN, STILLWATER,
MN
WASHINGTON COUNTY TRANSPORTATION PLAN
RONDO RESTORATIVE NEIGHBORHOOD AREA PLAN, SAINT
PAUL, MN
801 HIGHWAY 284 SUBAREA/LAND USE STUDY, WACONIA,
MN
RELEVANT PROJECT EXPERIENCE
ALLY DE ALCUAZ
GIS Analyst
29
Cover letter Team &
qualifications
Scope of work &
deliverables Schedule Cost
proposal References Examples of relevant
projects
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MAYA SHEIKH
Plan Element Support
EXPERTISE
COMMUNITY PLANNING
Land Use Planning
Zoning Updates
Demographic Analysis
COMMUNITY ENGAGEMENT
Strategy Development
Public Participation
MISSING MIDDLE ZONING UPDATES, RICHFIELD, MN
THREE RIVERS PARK DISTRICT TRAIL CROSSING STUDY
RED LAKE NATION ENHANCING COMMUNITY
CONNECTIONS THROUGH TRAILS AND PARKS STUDY
PENN AVENUE PUBLIC REALM IMPROVEMENTS, HENNEPIN
COUNTY, MN
WILLMAR ZONING ORDINANCE, WILLMAR, MN
RELEVANT PROJECT EXPERIENCE
EXPERTISE
TRANSPORTATION PLANNING
Multimodal Systems
Corridor Studies
Transportation Plans
Access Management
Traffic Engineering
Traffic Impact Studies
Safety Evaluations
RAMSEY COUNTY ALL ABILITIES TRANSPORTATION PLAN
WASHINGTON COUNTY TRANSPORTATION PLAN
2040 TRANSPORTATION PLANS - Apple Valley, Columbia
Heights, Eagan, Eden Prairie, Inver Grove Heights, Lakeville,
Maple Grove, Minnetonka, Plymouth, Rosemount, St Louis
Park, Victoria
RELEVANT PROJECT EXPERIENCE
CRAIG VAUGHN, PE, PTOE
Plan Element Support
OUR COMPREHENSIVE PLAN EXPERIENCE
Our planners and engineers have collaborated with cities and counties across the Twin Cities region and
throughout the Midwest for decades to support comprehensive and long range planning efforts. Efforts
have ranged from the update of the full Comprehensive Plan to the development of specific chapters
(i.e., Transportation Plans). Our team guided communities through multiple rounds of Met Council
comprehensive planning cycles, and has prepared, amended, and implemented Comprehensive Plans
of varying size, growth context, and complexity. This experience provides a strong foundation that will
directly inform Saint Anthony Village’s process.
The graphic below summarizes the comprehensive planning experience of the TC2 team. In addition
to local comprehensive planning efforts, our team has engaged in regional planning initiatives and
implementation activities throughout the Twin Cities, giving us an understanding of Met Council’s
priorities, evolving policy direction, and the practical realities of aligning local plans with regional
expectations. This experience allows us to help communities navigate Imagine 2050 requirements
efficiently while maintaining a strong local focus and producing plans that are actionable and locally
relevant.
TC2 Comprehensive
Plan Experience in
the 7 County Metro
Cities
Counties
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SCOPE OF WORK & DELIVERABLES
Our planning approach combines public engagement with strong technical analysis to create a clear
blueprint for the next 20 years. We tailor each Comprehensive Plan to the unique needs of the community.
For Saint Anthony Village, the update will follow a five-step process designed to build understanding
and identify opportunities. The tasks are outlined in the following pages, along with a schedule that
illustrates how these steps come together.
COMPREHENSIVE PLAN APPROACH
IDENTIFY
OPPORTUNITIES
SET GOALS
DEVELOP
STRATEGIES
BUILD THE PLAN
ACTIVATE THE
PLAN
Understand issues and opportunities of Saint
Anthony Village today and in the future.
Establish a vision and goals for the community that
represent community needs and lived experiences.
Explore strategies, tools, and policies that will
drive development decision-making.
Establish a plan built on engagement and technical
analysis that will guide decision-making.
Finalize the plan through review and adoption and
celebrate upcoming implementation.
TASK 1: PROJECT MANAGEMENT
Task 1 kicks off the update by getting organized and establishing a framework to guide
the work ahead and guides the completion of the planning process.
1.1 Comprehensive Plan Kickoff
The project team will launch the update with a kickoff meeting to confirm goals, establish communication
protocols, and define expectations for community and staff involvement. The kickoff will also revisit
lessons learned from the 2040 Comprehensive Plan and identify early opportunities to streamline
coordination across departments (Community Development, Public Works, EDA, Parks and Recreation,
etc.).
1.2 Met Council Requirements & Compliance Matrix
The task will begin with the screening and assessment of Saint Anthony Village’s 2050 System Statement.
This initial review will serve as an overarching framework for the update, documenting key assumptions,
regional policy direction, and the overarching changes that will need to be addressed throughout the
update.
We will prepare a detailed compliance roadmap aligning Saint Anthony Village’s update with Imagine
2050 requirements, including minimum residential density standards (Suburban designation),
transit station area density requirements, housing diversity expectations in every residential land use
category, affordable housing need allocation, and climate mitigation, as well as an understanding of
the infrastructure related requirements to ensure alignment across teams. This matrix will guide every
subsequent task to ensure regulatory alignment from the start.
1.3 Project Management
Our project management approach emphasizes proactive communication, accountability, and quality
control throughout the Comprehensive Plan update process. We will conduct bi-weekly virtual check-
WORK PLAN
The work plan to complete the Saint Anthony Village 2050 Comprehensive Plan Update is organized
into the eight tasks described in the following pages. Each task was established to create specific
deliverables and decision points that were supported through technical analysis and engagement,
described within the task summary tables.
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in meetings with the project team to review progress, discuss upcoming tasks, and address any issues
before they affect the schedule. Throughout the project, we will closely monitor the budget and timeline,
track key milestones, and conduct thorough reviews of all deliverables to ensure they meet project goals,
maintain high quality standards, and align with community and stakeholder expectations.
1.3 Stakeholder and Partner Collaboration
We will engage partners and collaborators throughout the planning process to ensure the plan is aligning
with community and regional needs and goals. With the support of Saint Anthony Village staff, we will
coordinate meetings and discussions with the following groups:
• Steering Committee
• City Council and Commissions
• Saint Anthony Village Departments
• Partner Agencies (e.g., Hennepin County, Ramsey County)
• Metropolitan Council
TASK 1 SUMMARY:
Deliverables:Project schedule, Check-in meetings, Meeting agendas, and summaries, Draft
staff reports, Invoices and progress tracking, Kick-off meeting materials
Engagement:Kick-off meeting (1); Stakeholder and Partner Collaboration
Community Engagement through Education and Understanding
Our engagement strategy prioritizes education as a foundation for meaningful
participation in the Comprehensive Plan process. By clearly communicating what
the plan does, how its policies influence future actions, and why it matters, we
help build lasting community understanding and support for implementation.
We also translate long-range planning concepts into everyday terms, showing
how the plan supports daily life, shared values, and the community’s evolving
sense of place.
Sharing an understanding of the overall process,
along with the minimum requirements, will
provide a foundation for building the plan.
Additionally, Met Council-developed tools will
inform the data collection efforts, ensuring proper
data sets and processes are adhered to.
PROCESS CONSIDERATIONS
TASK 2: COMMUNITY VISIONING AND
ENGAGEMENT
Task 2 focuses on collaboration with the community, partners, and stakeholders throughout the
planning process - ensuring opportunities to collaborate with various perspectives and experiences. A
comprehensive plan is the community’s plan and efforts in this task ensure that feedback is collected to
drive plan decisions.
2.1 Community Engagement Plan (CEP)
A Community Engagement Plan (CEP) establishes the engagement goals and activities that will be used
to collaborate with the community in the development of the plan and the decision-making process. The
CEP will identify the specific engagement techniques, strategies, and promotional methods that will be
used, along with the specific roles and responsibilities of the city and TC2 team. A draft CEP will be created
and reviewed with city staff during the kick-off conversations.
As part of the CEP development, we will complete a stakeholder mapping exercise to understand
community groups and identify the best ways to connect and collaborate. We’ve found that building
these connections early increases engagement, participation, and support of the overall plan. We’ll
collaborate with community connections to share engagement opportunities and promote the plan. At
the heart of the CEP are multiple workshops with elected officials, designed to build trust in the process,
strengthen understanding of plan updates, and empower them to confidently use the plan in their
decision-making roles.
Engagement activities have been identified within each phase to meet the goals of that phase. The
following tools are used throughout the process, with details described in each phase.
• Online Engagement: The project website serves as a central hub for sharing project updates,
documents, timelines, and opportunities for feedback. It provides 24/7 access to information and
can host interactive features like comment forms, maps, and surveys. Additionally, social media and
eblasts can share information and connect the community to engagement opportunities.
• Kick-off Meeting: Early conversations create an opportunity to introduce goals, timelines, and
engagement opportunities. It sets the tone for transparency and invites early input.
• Community Events: Tabling and engagement with community members who are already out
engaging with the community at a local event. These events allow us to meet people where they
are and spend a short time sharing info and gathering feedback.
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• Focus Groups/Stakeholder Interviews: Small, facilitated discussions with targeted groups.
These allow for deeper dialogue, uncovering nuanced perspectives and local knowledge that might
not surface in larger forums. They’re ideal for discussing localized impacts and fostering ongoing
relationships.
• Workshops/Open Houses: An opportunity to invite community to learn more about the process
and provide feedback through presentations, stations, and displays. Staff are available to answer
questions, and feedback is often collected through comment cards or interactive boards.
• Community Surveys: Structured questionnaires (online and paper) used to gather broad
input from a wide audience. Surveys are great for identifying trends, preferences, and priorities.
Demographic questions are also included to learn more about the survey results and ensure the
survey is reaching a representative section of the community.
Task 2.2: Project Information, Website, and Social Media
A critical component of the project is disseminating updates and deliverables throughout the planning
process, ensuring the community has access to updates and outcomes. We will utilize the City’s website to
establish a project website to share updates and connect the community to engagement opportunities.
This website will serve as the one-stop shop for all things Comprehensive Plan, sharing information about
engagement opportunities and plan deliverables. We will also execute a social media campaign to keep
community members and stakeholders informed.
Task 2.3: Steering Committee
The Steering Committee is a diverse group of community members and stakeholders who bring a variety
of perspectives, experiences, and voices to the Comprehensive Plan update process. The committee will
help guide key planning decisions, provide feedback on project materials, and ensure the plan reflects
the community’s values, priorities, and vision for the future. The Steering Committee will meet every
other month throughout the planning process to review progress, discuss findings, and help shape the
direction of the plan.
PHASED ENGAGEMENT APPROACH
A phased engagement approach will be used throughout the development of the comprehensive plan
to build understanding, gather purposeful input, and create excitement for future implementation. A
phased engagement approach will be used to gather feedback at three key points to align with the needs
of the process. These phases are summarized below and are detailed within the scope description in the
following pages.
TASK 2 SUMMARY:
Deliverables:Engagement materials, Event facilitation, Project website, Communication
updates, Engagement summaries, Steering Committee materials
Engagement:CEP Development, Phased engagement events
Approach to Inclusive Engagement
At TC2, we believe meaningful engagement starts by creating opportunities
for all voices to be heard. Our approach is grounded in inclusivity, ensuring
we capture a wide range of experiences, perspectives, and community needs
through engagement activities tailored to the audience, their interests, and their
familiarity with the topic. We provide materials in multiple languages, use a
variety of engagement formats to meet people where they are, and design
events that are accessible in terms of location, timing, and participation
methods. By removing barriers and offering multiple ways to engage, we help
create a welcoming environment where residents, stakeholders, and community
members can contribute in ways that are comfortable and meaningful to them,
resulting in more representative and informed planning outcomes.
Phase 1: Community Vision
Phase 2: Community Strategies
Phase 3: Share the Plan
Gather input from a diverse range of community members
about their experiences, values, and priorities to establish
a shared vision and inform the Comprehensive Plan goals.
Engage the community in evaluating potential ideas and
strategies to refine plan recommendations, understand
priorities, and build support for future investments and
actions.
Present the draft plan to the community, demonstrate how
public input shaped the recommendations, gather final
feedback, and build enthusiasm for implementation.
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TASK 3: EXISTING CONDITIONS
This task builds from the foundational understanding in Tasks 1 and 2 to understand current
issues and opportunities in Saint Anthony Village. This task includes the first community
engagement opportunities and further analysis of current conditions.
Task 3.1: Data Collection and Past Plan Review
This task will focus on the collection and analysis of demographic data, economic, physical, and mapping
data in Saint Anthony Village. The data analysis and mapping will shape the profile of Saint Anthony
Village, establishing key data points and insights that will serve as the foundation for the plan. Findings
will highlight compliance gaps, outdated assumptions, and areas where the community’s values have
evolved. This task includes the gathering and initial analysis of three sources:
• Demographic data from the U.S. Census Bureau, American Community Survey, Met Council, and
other similar sources will be explored to understand population, housing, and economic trends.
• GIS data from Saint Anthony Village, Hennepin County, Ramsey County, Met Council, and other local
and regional sources will be explored to understand physical conditions and explore development
and preservation opportunities.
• Economic and housing baseline data will be visualized and interpreted in a series of elements
intended to capture current and forward-looking dynamics in the City. Elements will include
behavioral data, economic conditions, and industry cluster activity.
• Past plans will be reviewed to understand the goals and priorities that have shaped Saint Anthony
Village today. These plans include completed planning efforts along with active projects and
initiatives.
Task 3.2: Community Profile
This task will focus on preparing a community profile that documents existing conditions and key trends
shaping Saint Anthony Village. Land use, economic, housing, and demographic data will be analyzed
to establish a baseline understanding of how the community has developed and how it is changing.
Population, employment, and household projections will be used to identify emerging trends, providing
context for future development and reinvestment considerations and helping to understand how growth
may affect the community’s character over time.
As part of this effort, we will review the City’s existing land use framework to ensure it accurately reflects
current development patterns and conditions. Using the zoning map, the 2040 Comprehensive Plan,
and other relevant data, we will evaluate land use categories, development trends, and the extent to
which planned development has been absorbed since the last update. This analysis will document how
the current plan has influenced growth over the past decade and establish a clear foundation for future
planning decisions.
Task 3.3: Community Vision Engagement
The Community Vision phase is designed to build a shared understanding of Saint Anthony Village by
learning directly from the people who live, work, play, and invest in the community. Through a variety of
inclusive engagement tools and events, we will gather meaningful input from a diverse range of voices
about what community members value, the challenges they experience, and their hopes for the future.
This feedback will serve as the foundation for the Comprehensive Plan and directly inform the goals that
guide future decisions and investments.
Community Vision
Engagement Events
• Community Events (2)
• Listening Sessions (2)
• Community Survey
• Stakeholder Outreach
• Website Update
• City Council Update
TASK 3 SUMMARY:
Deliverables:Community Profile, Issues and Opportunities Memo
Engagement:Community Events, Listening Sessions, Community Survey, Stakeholder Outreach,
Website Update, City Council Update
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TASK 4 – COMPREHENSIVE PLAN VISION &
GOALS
Task 3 will be integrated with this task to validate and confirm the community’s aspirations
for the future, while also identifying key themes that require deeper focus. This work will set the
foundation for Task 5.
Task 4.1: Vision and Goals
Developing a community vision and goals is a vital step in the planning process. It not only sets the
intended future of the community but also provides the framework for establishing and monitoring
future actions and processes. Using the issues and opportunities set in Task 3, we will create an overall
vision and goals framework that aligns with Saint Anthony Village’s goals for the planning process and
the feedback received. This framework will establish the structure and connection of the overall vision
statement, plan element needs, and implementation actions. The framework will be refined prior to the
development of any draft statements, building an understanding for future implementation of the plan.
Following the development of the goal framework, we will prepare draft goal statements for Saint
Anthony Village. Community engagement, existing strategic priorities, and demographics will shape
the goals. The draft statements will be initially reviewed with city staff and will be refined through the
analysis in Task 4.
Task 4.2: Community Update
The community vision and goals will be shared with the community via the project website to provide
a process update. The overall framework will also be shared with insights into the analysis phase and
future engagement opportunities. The identified visions and goals will also be shared with the Planning
Commission and City Council through a brief update.
TASK 4 SUMMARY:
Deliverables:Vision and Goals Memo
Engagement:Community Update
The defined community goals will be compared
to Saint Anthony Village’s system statement to
understand alignment and potential areas of mis-
alignment.PROCESS CONSIDERATIONS
TASK 5A – PLAN DEVELOPMENT BASED ON
METROPOLITAN COUNCIL REQUIREMENTS
This task will focus on identifying and completing analyses to develop strategies
and outcomes for each of the required plan elements to align with the community’s
vision and goals and fulfill the minimum requirements.
Task 5a.1: Land Use Analysis
Land use analysis will be a primary focus of the Comprehensive Plan update, with particular emphasis
on redevelopment and reinvestment opportunities. This effort will include a review of past development
decisions and recent growth trends, along with an evaluation of opportunities for future change. The
Future Land Use Plan will be informed by existing land use and zoning, recent development activity, and
regional growth patterns.
Findings from the community profile will help identify development opportunities and constraints such
as environmental features, infrastructure capacity, land suitability, and surrounding context, that will
guide future land use decisions and support strategic growth and investments in key areas. A major
focus will be confirming Saint Anthony Village’s growth areas and determining how updates to density
requirements and affordable housing goals are addressed and reflected throughout the plan update.
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Task 5a.2: Housing Analysis
This element provides an integrated assessment of housing market conditions and economic fundamentals
in Saint Anthony Village and the surrounding region to inform land use policy, growth strategies, and
implementation actions. Housing and economic conditions are evaluated together to better understand
how workforce needs, development capacity, and market demand influence future land use decisions and
investment priorities.
The analysis examines existing economic conditions, including employment trends, industry composition,
major employers, business formation and closures, and tax base characteristics. Tools such as location
quotients and sector analysis are used to identify areas of economic strength, emerging opportunities,
and potential vulnerabilities. Regional economic trends within the Twin Cities metropolitan area are
also reviewed to clarify Saint Anthony Village’s role within broader labor and industry markets. Labor
shed mapping, commuting patterns, and workforce characteristics are evaluated to support long-term
employment growth, business retention, and economic resilience.
In parallel, the plan evaluates current housing market conditions, including housing supply by type and
price, tenure, affordability, vacancy rates, and recent development activity. Demographic and household
trends are analyzed to better understand current and future housing demand, with particular attention to
workforce housing needs that support local employment sectors. Regional housing trends are considered
to place Saint Anthony Village’s housing market within the context of surrounding communities and the
broader metropolitan area.
Findings from the housing and economic analyses are synthesized to identify implications for land use
and policy. This includes evaluating how existing land use patterns, zoning, and development capacity
support desired housing types, employment uses, and mixed-use opportunities. The analysis informs
future land use designations, redevelopment priorities, and policy guidance related to housing diversity,
employment land preservation, infrastructure investment, and long-term economic competitiveness.
Task 5a.3: Transportation
This element will build from Saint Anthony Village’s existing Comprehensive Plan and recent
transportation planning efforts. These past plans and analysis of the existing network will establish a
comprehensive baseline of existing conditions, system needs, emerging issues, and priority programs
that will guide future investments in Saint Anthony Village’s transportation network.
As part of this chapter update, we will ensure that Saint Anthony Village meets all Metropolitan Council
minimum requirements, updating similar transportation plan requirements from the current plan to
align with 2050 regional policy and regional needs. A stronger emphasis on pedestrian facilities,
safety, accessibility and greenhouse gas (GHG) emission reduction will ensure the plan
complies with all requirements. Early coordination with Met Council to review the regional forecast
assignments by Traffic Analysis Zone (TAZ) will be critical to ensuring that regional projections align with
community expectations and land use planning.
TC2 also served as a partner in the development of the region’s Micro Transit Policy Framework and led
the goal setting updates for the Transportation Policy Plan (TPP). This work provides essential regional
context, ensuring Saint Anthony Village’s transportation chapter is aligned with broader metropolitan
policies, emerging mobility strategies, and the region’s long-term vision for an integrated, equitable, and
multimodal transportation system.
Task 5a.4: Water Resources Management (Wastewater, Water Supply, Surface Water)
Our team will work closely with City staff to evaluate Saint Anthony Village’s sanitary sewer, surface
water, and drinking water systems and ensure the Comprehensive Plan aligns with local, regional, and
state requirements. This assessment will build on existing studies, infrastructure plans, and utility data,
with particular attention to understanding system capacity, future service needs, and opportunities to
support planned growth and redevelopment.
For the water supply element, we will coordinate with City staff to incorporate the policies, data, and
recommendations contained in the City’s most recent DNR-approved Water Supply Plan, ensuring
consistency with Metropolitan Council requirements and long-term water sustainability goals. By
integrating existing plans and staff expertise throughout the process, we will develop a practical and
actionable framework that supports reliable utility services, protects water resources, and advances the
community’s future vision.
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Task 5a.5: Parks and Recreation
The parks analysis will evaluate existing regional and local parks, neighborhood access to park facilities,
and the overall connectivity of the trail system, along with future investment needs. Policies and
strategies to maintain, modernize, and expand park amenities in coordination with future development
and to ensure equitable access for all neighborhoods will also be explored.
Task 5a.6: Natural Systems Analysis
Natural systems include the community features that were here before us and are valued features of
the community character. Analysis will include the identification of existing features that will inform
the development constraints and opportunities to inform the land use analysis. Specific systems will
be mapped and analyzed including terrestrial areas and water bodies. Strategies and policy actions to
preserve and enhance these resources through development activities will also be explored.
Task 5a.7: Climate Analysis
This effort will support the City in addressing all required climate planning elements through the
Comprehensive Plan. The work will address both greenhouse gas (GHG) mitigation and climate adaptation
using a structured, step-by-step approach that is scalable, practical, and aligned with local priorities.
The process will begin with the development of a GHG inventory using readily available data to establish
a baseline understanding of community-wide emissions. Building on this foundation, we will support
the City in identifying climate goals informed by community and stakeholder engagement. A suite of
potential GHG reduction strategies will then be identified and evaluated across relevant economic sectors
to understand their potential impacts and implementation considerations.
In parallel, we will work with City staff to conduct a resiliency assessment focused on local climate
vulnerabilities, including extreme heat, localized flooding, and other hazards identified through
community engagement and local knowledge. This assessment will inform the identification of
adaptation and mitigation strategies, with particular attention to public health, food security, and overall
community resilience.
Climate planning will be integrated throughout the comprehensive planning process and coordinated
with engagement activities to build understanding, support, and momentum around climate goals
and strategies. This approach will also strengthen local staff familiarity and capacity to address climate
considerations as part of ongoing planning and communications. Together, the climate strategies
developed through this process will support the City’s broader goals for sustainability while reinforcing
economic development, housing, and land use priorities.
Task 5a.8: Community Strategies Engagement
During the Community Strategies phase, we will share potential ideas, priorities, and strategies for each
Comprehensive Plan element and invite community members to provide feedback on future directions.
Engagement activities will be designed to reach a broad and diverse audience, helping the project team
understand community perspectives and levels of support for various investments and actions. This
phase will help refine recommendations, build community understanding of future opportunities, and
foster support for the plan’s long-term vision.
Community
Strategies
Engagement Events
• Community Events (2)
• Listening Sessions (3)
• Community Survey (1)
• Stakeholder Outreach
• Website Update
• City Council Update
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Task 5a.9: City Council Update
We will provide a concise update to the City Council summarizing the proposed policy areas and
highlighting how engagement activities have informed and shaped emerging priorities. This update
will connect feedback received through workshops and focus groups to recommended policy direction,
helping decision makers understand how community and stakeholder input is being translated into
actionable priorities within the plan.
TASK 5 SUMMARY:
Deliverables:Plan element analysis, Technical Summaries, Website Updates, Engagement
Materials and Summaries
Engagement:Community Events, Listening Sessions, Community Survey, Stakeholder Outreach,
Website Updates, City Council Update
The minimum requirements and system state-
ment will be frequently referenced throughout
analysis efforts. We will ensure that analysis
and strategies align with the requirements and
Saint Anthony Village’s needs. Additionally, coordination with your Sector Rep to align outcomes
and requirements will support the advancement of the planning process.
PROCESS CONSIDERATIONS
TASK 5B – PREPARE THE PLAN
Although a year into the process, we are now reaching the stage where plan preparation
can begin. Drafting the plan will draw heavily on materials developed through earlier
tasks and phases of work. Rather than waiting until the end of the process, our approach is to update and
refine the plan iteratively as work progresses, ensuring it remains current, responsive, and informed by
ongoing analysis and engagement.
Task 5b.1: Implementation Plan
We will work collaboratively with staff to develop a clear set of actions and recommendations, including
policy updates, administrative measures, and potential funding tools, to advance the City’s established
vision and goals. These actions will be organized within an implementation framework that supports
coordinated decision-making and guides the community in carrying out the plan over time.
Task 5b.2: Draft Plan
A draft Comprehensive Plan will be developed using the outcomes from previous tasks. An initial outline
and formatting will be developed and reviewed with staff, ensuring that the overall use and story of the
plan is considered. The draft will be shared with staff for review and edits will be made.
The draft plan will be developed to fulfill all minimum requirements in a manner that responds to Met
Council needs while serving as Saint Anthony Village’s guiding document. The plan will be written to
connect with community, with technical information (including technical memorandums). As part of this
effort, we will coordinate with the Transportation, Surface Water, Wastewater, and Water Supply teams
to align chapter content and formatting.
Task 5b.3: Preliminary Review
This phase will provide an opportunity to initiate preliminary reviews with the Met Council. Based on
prior experience, we anticipate an iterative process involving ongoing coordination and feedback with
Council staff as they conduct concurrent reviews across multiple plan elements. This early review effort
is expected to occur over a three- to six month period. The goal is to coordinate early and often with Met
Council staff to help streamline the formal six-month review process and support an efficient overall plan
approval timeline.
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Task 5b.4: Share the Plan Engagement
The Share the Plan phase focuses on celebrating the planning process, sharing the draft Comprehensive
Plan with the community, and demonstrating how public input influenced the final recommendations.
Through accessible engagement opportunities, community members will have the chance to review the
plan, provide final feedback, and help refine key components before adoption. This phase also builds
excitement for implementation by highlighting the shared vision and future investments that will shape
Saint Anthony Village in the years ahead.
Share the Plan
Engagement Events
• Open House (1)
• Listening Sessions (2)
• Website Update
• City Council Update
TASK 7 SUMMARY:
Deliverables:Implementation Plan, Draft Comprehensive Plan
Engagement:Open House, Listening Sessions, Website Update, City Council Update
TASK 6 – PLAN REVIEW AND ADOPTION
We will support Saint Anthony Village through the plan review and adoption process. The
following tasks support the required adoption process according to the Local Planning
Handbook.
Task 6.1 Final Plan
We will finalize the plan based on staff comments and prepare it for the adoption process. Updates will
be made to the project website to track the plan’s adoption process.
Task 6.2: City Council Action
Following the review of the draft and final plan by staff and the Preliminary Plan Review with Met
Council, the City Council must take action to initiate the review and adoption process. We will prepare a
staff response, presentation, and resolution to support this effort.
As the plan is developed, the minimum checklist
will be used to ensure the plan fulfills all require-
ments. Coordination with Metropolitan Council
Sector Representative to review plan elements
and coordinate adoption process, this includes the Preliminary Plan Review to address potential con-
formance, consistency, or compatibility concerns.
PROCESS CONSIDERATIONS
Task 6.3: Adjacent Community Review
The review process will provide required opportunities for comment from adjacent and affected
jurisdictions. We will assist the City with preparing and distributing the plan for review to jurisdictions
identified by the Met Council and will proactively coordinate materials and timelines to streamline the
review process and minimize delays. Comments received during the six-month review period will be
organized by plan element, and we will prepare a clear, consolidated response to all comments. That
response will identify whether plan amendments are necessary and support timely revisions, helping
reduce the overall review and approval timeframe.
7 2 2 2 2
Adjacent
Communities
School Districts Watershed
Management
Organizations
Regional Park
Agencies
State Agencies
Task 6.4: Council Action and Met Council Review
A review of the plan by the Met Council is the next step in the planning process. A public hearing of the
City Council will be held to gather community input in the continued finalization of the plan. The City
Council will approve the plan for submittal to the Met Council for review.
We will support the City in the submittal of the plan and review process. As comments are received, we
will work with staff to identify needed plan updates to comply with comments and advance the plan
through the approval process. A comment/response table will be maintained through this effort.
Task 6.5: City Council Adoption
Following the Met Council’s review, we will assist the City with the adoption of the Comprehensive Plan.
We will prepare a staff report, presentation, and resolution to support the public hearing process. Upon
approval, we will package all required materials.
TASK 6 SUMMARY:
Deliverables:Final Plan and Deliverables, Staff Reports
Engagement:City Council Action; Met Council Coordination
The plan will proceed through the prescribed
review and adoption process in compliance with
all applicable statutory and regulatory require-
ments.PROCESS CONSIDERATIONS
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proposal References Examples of relevant
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2026 2027 2028
OCT NOV DEC JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC Q1 Q2 Q3/Q4
Work Plan
PR
O
J
E
C
T
S
T
A
R
T
Phase 1: Community
Experiences
Phase 2: Community
Strategies
Phase 3: Share the Plan
ENGAGEMENT NOV DEC JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC Q1 Q2 Q3/Q4
Open House
Listening Sessions
Community Events
Stakeholder Outreach
Website/Online
Engagement Survey Survey Updates Updates Survey Updates Updates Updates Updates Ongoing
COORDINATION NOV DEC JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC Q1 Q2 Q3/Q4
Met Council
Steering Committee
City Council and
Commissions
SCHEDULE Our schedule is shaped by the community engagement activities that guide each phase of the update, including community-led meetings, community events, and
regular updates to the Council and commissions. The project timeline shows that most plan development and engagement will be completed within the first 15 months.
The year 2028 will focus on the required six-month review and the integration of other work and Met Council feedback. We will work with staff to tailor this schedule
to align with expectations.
Task 1: Project management
Task 2: Community Visioning and Engagement
Task 3: Existing conditions
Task 4: Vision & goals
Task 6: Plan review and adoptionTask 5a: Plan development
Task 5b: Prepare the plan
3 3 2
22
1
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Cover letter Team &
qualifications
Scope of work &
deliverables Schedule Cost
proposal References Examples of relevant
projects
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COST PROPOSAL
We have developed a fee estimate based on our experience leading similar efforts through the
Met Council process. Accordingly, our estimate reflects the level of effort typically required for the
ten-year plan update.
Meaningful community engagement is essential to developing a Comprehensive Plan that reflects
local priorities, builds trust, and creates a shared vision for the future. Our proposed budget includes
the three-phase engagement approach described in this proposal, which is designed to gather
meaningful input from a diverse range of community members at key milestones throughout the
planning process. We recognize that every community has unique needs and budget considerations,
and we are committed to working with the City to refine the engagement program as needed,
ensuring an effective and inclusive process that aligns with available resources.
Therefore, the overall fee will depend on the breadth of community and stakeholder engagement
the City chooses to pursue. Upon selection, we will collaborate with staff to define the engagement
approach and plan to ensure the contract aligns with budget and expectations. To support this
decision-making, we have included a supplemental table outlining a menu of options for a more
robust engagement process. We look forward to working with the City to tailor an approach that
aligns with your expectations.
FEE ESTIMATE
Task Hours Est.
LA
B
O
R
Task 1: Project management 98 $16,148
Task 2: Community visioning & engagement 94 $12,990
Task 3: Existing conditions 132 $18,122
Task 4: Comprehensive Plan vision & goals 26 $3,842
Task 5a: Plan development 362 $48,308
Task 5b: Prepare the plan 176 $23,798
Task 6: Plan review & adoption 57 $9,625
Total Labor 945 $132,833
EX
P
E
N
S
E
S
Mileage $400
Materials: Printing, Reproduction, and Supplies at cost $1,700
Total Expenses $2,100
Total Not to Exceed Estimate $134,933
PROJECT EXPENSES
Estimated expenses anticipated to be incurred during the project have been identified in the total cost. The
rates identified align with IRS-established rates for 2026. A total of eleven in-person trips are estimated for
workshops, adoption, and engagement activities. The number of trips may be modified in alignment with the
city’s goals and expectations.
ENGAGEMENT ADD-ONS
Task Low High
Virtual Listening Sessions $500 $800
In-Person Listening Sessions $1,500 $2,500
Community Meetings/Open Houses $5,000 $7,000
Newsletters/Flyers $800 $1,200
Mobile Tours $2,000 $4,000
On-the-Street Engagement/Pop-Ups $3,000 $5,000
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Cover letter Team &
qualifications
Scope of work &
deliverables Schedule Cost
proposal References Examples of relevant
projects
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REFERENCES
We have earned trust through authentic planning processes, always putting your community first. The
following references can attest to our ability to deliver projects on time, within budget, and beyond
expectations.
Sam Crosby, AICP
City Planner
p. (612) 861-9776
e. scrosby@richfieldmn.gov
Projects: Missing Middle Housing Zoning Update; Penn Avenue
Safety Improvements; Richfield 2050 & 2040 Comprehensive Plans
Christopher Corbett
Former Planning and
Development Director
p. (773)458-6965
e. corbettc@umich.edu
Projects: WITH Willmar Comprehensive Plan Update (2024-2025);
Willmar Zoning Code Update (2026)
Addison Lewis, AICP
Community Development
Coordinator
p. (952) 833-9522
e. alewis@edinamn.gov
Projects: Lincoln and Londonderry Small Area Plan
Our team members have worked with municipalities and counties across the Midwest on a range of plan-
ning projects. From Comprehensive Plans and Zoning Ordinance Updates to Small Area and Transporta-
tion Plans, we help communities achieve their goals. The following pages showcase some of our recent
work, including projects completed by TC2 planners while with other consulting firms.
PROJECT EXAMPLES
Project Description:
TC2 was established after the 2018 Comprehensive Plan cycle. However, our staff played an
integral role in leading and facilitating various updates throughout the region. Our team led
full Comprehensive Plans, completed technical analysis, and led the development of specific
elements for communities across the metro. We are currently leading 2050 updates in Apple
Valley, Richfield, and Rogers.
2040 Metropolitan Council
Plan Updates
Location: Twin Cities, MN
Client: Various Cities and Counties
Dates of Involvement: 2016 to 2019
Comprehensive Plan Examples
TC2 staff have played an active role in the last three Comprehensive Plan cycles, beginning with the
1998 cycle. Since then, the team has contributed to a broad range of plans for the Met Council, including
the Regional Solicitation Before and After Study and updates to Transportation
Policy Plan goals. Staff have also served on committees focused on improving
the comprehensive planning process, drawing on their knowledge of local
community needs, and have contributed to articles highlighting best practices.
2040 Comprehensive Plans that were led by TC2 staff at other firms are available
for review at the following link: https://tinyurl.com/TC22040Plans
Scan the QR Code to
view the plans
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Cover letter Team &
qualifications
Scope of work &
deliverables Schedule Cost
proposal References Examples of relevant
projects
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Project Description:
The Shakopee Park, Trail, and Recreation Master Plan was a companion document to the Shako-
pee 2040 Comprehensive Plan that focused on the robust park and trail system within the City.
One of the most quickly growing outer suburban communities in the Twin Cities, Shakopee is also
a historic community grown from the Minnesota River where the indigenous Dakota community
lived for generations before European settlers began to also call this area home. The rich history
of the area also includes sensitive archaeological and cultural sites that have been disturbed over
time.
Shakopee Parks, Trails and Recreation Plan
Location: Shakopee, MN
Client: City of Shakopee, Shakopee Mdewakanton Sioux Community
Dates of Involvement: 2018 to 2019
Team: Confluence, LCC*; PROS Consulting, Putting Change in Motion Project Description:
TC2 has led a multidisciplinary team of consultants
to develop neighborhood concepts that elevate 21st
century innovations while honoring the community
ownership, assets, history, and cultural strengths of the
Rondo community and surrounding area. The neigh-
borhood area plan is built around six key elements
(chapters): housing opportunities, environment and
resilience, history, culture, and arts, transportation and
mobility, parks and open space, and economic opportu-
nity.
This work has been grounded in deep community en-
gagement and a commitment to reconnecting the Rondo
Neighborhood through strategic planning and engineer-
ing approaches that center racial equity, social justice, and
the reduction of community disparities.
TC2 is currently guiding the initiative through the adoption
process, including the Comprehensive Plan amendment
in coordination with the Met Council. This phase ensures
that the vision, strategies, and community driven priorities
are formally integrated into Saint Paul’s Comprehensive
Plan and the region’s long range planning framework and
positioned for successful implementation.
Rondo Restorative Neighborhood Area Plan
Location: Saint Paul, MN
Client: Reconnect Rondo
Dates of Involvement: 2022 to 2026
Implementation: This plan was designed to be implementable, with a clear roadmap of
improvement and development priorities and funding opportunities. In the following months
and years after this plan was adopted by the
Shakopee City Council, many projects have
commenced based on the recommendations
and plans within this document.
Cultural Design: The Shakopee Mdewakanton Sioux Communi-
ty hired the consultant group in tandem with the City to form a
parallel planning process for culturally significant and sensitive
sites along the riverfront, spawning multiple trail plans and
cultural interpretive plans from this initial endeavor.
*Work completed while Sandy Meulners-Comstock was employed at Confluence LLC
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Cover letter Team &
qualifications
Scope of work &
deliverables Schedule Cost
proposal References Examples of relevant
projects
PAGE 20PAGEhonhe:A Gh6 G5o Eh1A--:23hmaiahPolsf353 kAr3h@-: htsp:G3
Project Description:
Stephanie Falkers assisted the City of Willmar with the development of the WITH Willmar
Comprehensive Plan as the Project Manager during her time with another firm. Located in
west central Minnesota, Willmar is a regional center providing jobs, households, economic
opportunities, natural resources, and activities for community members and visitors.
The WITH Willmar Comprehensive Plan is a community-driven roadmap designed to guide future
development, investment, and policy decisions in Willmar, Minnesota. It reflects a shared vision:
Willmar as a city of possibility and opportunity; diverse, thriving, and resilient; a place to Work,
Innovate, Thrive, and call Home.
Community input was central to the planning process. Through charrettes, surveys, focus groups,
and collaborative sessions, residents helped shape the plan’s goals and strategies.
TC2 is leading the Plan WITH Willmar Zoning Code Update with the community to ensure that the
zoning code aligns with the updated long-range plan.
WITH Willmar Comprehensive Plan Update and Willmar Zoning Code Update
Location: Willmar, MN
Client: City of Willmar
Dates of Involvement: 2024 to 2026
Project Description:
TC2 led the rewrite of Richfield’s zoning code to modernize its residential zoning districts.
Acknowledging that outdated zoning regulations are a significant barrier to affordable housing,
the City focused on revising residential zoning districts to support a broader range of housing
options, known as the “missing middle.”
Missing middle housing refers to moderately dense housing options such as triplexes, quadplexes,
and small apartment buildings. These types of homes provide affordable and diverse living
options, filling the gap between single-family homes and large high-rise buildings.
Graphics were being developed throughout the planning process to illustrate complex topics and
to analyze potential updates. Additionally, fit tests are used to explore the impacts of the code
modifications on typical Richfield lots.
Missing Middle Zoning Ordinance Updates
Location: Richfield, MN
Client: City of Richfield
Dates of Involvement: 2024 to 2026
Front Lot LineSidewalk
Street
Front Lot Line
Building
126’
50’
42’
8’
26’
15’ Setback
5’ Setback 5’ Setback
20’ Setback
Scenario 1: MR-2 | Single Lot with 3-4 Units | 6,300 SF | 0.14 Acres
Garage20’
12’
Accessory Building Setback (5’)
1st Level Front Porch + 2nd Level Balcony
2nd Level Balcony
Lower LevelEgress Window
Front Lot LineSidewalk
Street
Stairs
Lower Level
Egress Windows
Driveway Setback 1’From Property Line
Lot Coverage: 1,905 SF (30%)
Impervious Surface: 3,965 SF (63%)
Usable Open Space: 1,130 SF (18%)
0
SCALE: 1" = 16'-0"
32'16'8'
Front Lot LineSidewalk
Street
Front Lot Line
Building
126’
50’
42’
8’
26’
15’ Setback
5’ Setback 5’ Setback
20’ Setback
Garage20’
12’
Accessory Building Setback (5’)
1st Level Front Porch + 2nd Level Balcony
2nd Level Balcony
Lower LevelEgress Window
Front Lot LineSidewalk
Street
Stairs
Lower Level
Egress Windows
Lot Coverage
Impervious Surface
Usable Open Space
Lot Coverage: 1,905 SF (30%)
Impervious Surface: 3,965 SF (63%)
Usable Open Space: 1,130 SF (18%)
Includes:•1st Floor Front Porch (208 SF)•2nd Floor Front Balcony (208 SF)•Lower Level Back Grass Area (245 SF)•2nd Level Back Balcony (80 SF)•Grassy Area Near Garage (90 SF)• Grassy Area to Right of Building (300 SF)
44