HomeMy WebLinkAboutWK March 9, 1999
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CITY of ANDOVER
City Council Workshop/Planning Session - Tuesday, March 9,1999 from 7 to 9 p,m.
Adjournment
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SPECIAL
WORKSHOP
A: Financial Update ofthe TlF District
Enclosed for your review is a cash flow analysis ofthe TIF Redevelopment
District. The analysis reveals a conservatively estimated $3.1 available/or
bonding assuming the Theater is done in 99, and the pet clinic, office warehouse
and restaurant are completed in 2000. There is also an assumption of a 1.5%
annual increase in Market Value on the TIF property. Tom Truszinski of Juran
and Moody will be present to discuss the material in more detail.
B: Andover Station
Attached for your review is the Request/or Qualifications (RFQ) draft to be
submitted to various developers. Staff has recently completed gathering data
including a community profile, marketing information and design detail on
Andover Station. The RFQ will be mailed this week. I have invited Mike
Mulrooney to further discuss strategy and options.
C: 78 Acres South ofWDE Site
Preliminary discussion of the commercial site is needed for planning purposes.
The park commission has designs on the site which would eliminate a significant
amount of the available building sites. Staff does not endorse the idea of
sacrificing rare commerciaIlindustrialland in this manner.
D: Relocation of Connexus Energy Sub-Station
The Council must determine if a $1 miIlion price tag on the site is too high to be
an economically viable project. The Site could be re-sold for between $4 -
$500,000. As the sub-station gets closer to a reality, a final call on the action
needs to be made.
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E: Crosstown Redevelopment Project
Staff would like to receive direction and share ideas regarding redevelopment of
the areas in and around Crosstown and Bunker. The County has indicated there
are individuals wanting to sell their property.
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February 17. 1999
Mr. Richard Fursman
City Administrator
City of Andover
1685 Crosstown Blvd. NW
Andover. MN 55304
Dear Dick:
Enclosed is the draft of the RFO that I have prepared for the City of Andover. There are
several important points I want to discuss with you prior to your review of the
document.
1. You will note that I have designed the document into an RFO versus RFP
format. We have found this to be a better approach to use when attempting to
attract the interest of major developers for a project. This approach allows the
developer to submit information to the City about their qualifications without
proceeding to spend excessive amounts of money and time responding to an
RFP. The RFP approach is more project driven. The first step the City needs to
take is to identify the developer that the City wants to "team" up with. After that
has been determined, you can work jointly on the design and timetable for
development. This approach more often than not eliminates the need to go to a
full RFP process and allows you greater control and flexibility over the
development.
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2. I am suggesting with the RFO that a task force be established to assist the EDA
with making a decision regarding who the developer should be. There are
many Andover residents with professional development expertise that could
and would be willing to serve on the task force, The group should also involve
people who will use the site on a regular basis to add input from the customer
perspective. As an example, if the site is going to include retail, it would make a
lot of sense to involve people who would frequent a retail center to determine
what they like and dislike about shopping centers in the area and how any
center planned for this site should be designed to accommodate their needs.
Women account for over 80% of the sales in this category of development. This
segment of the population should be represented well and have significant
involvement in the design and development of the Andover Business Park if
retail is included.
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Development and
Finance Experts
CORPORATE OFFICES
P.O. Box 48269
Mpls.. MN 55448-0269
Phone: (612) 780-7900
Fax: (612) 786-6606
P.O. Box 3027
Mankato. MN 56002-3027
Phone: (507) 387-7117
Fax: (507) 387-6115
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February 17, 1999
Mr, Richard Fursman
Page Two
3, There should be several attachments included with the RFQ. I recommend the
following:
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. A community profile~ V
. Market Study if it exists
.,Business Park Concept Plan !
.. Development Regulation Guidelines
On the last page of the RFQ I have identified a schedule. We need to determine dates
that should be assigned to the various steps in the schedule. Also, it will be extremely
important to send the RFQ to the right people. I can assist you with a mailing list on a
local and national basis if you desire.
Please let me know if you have any changes or additions to the RFQ. I appreciate the
opportunity to be of service.
Sincerely,
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Michael J. Mulrooney
Development Consultant
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CITY OF ANDOVER
REQUEST FOR QUALIFICATIONS
COMMERCIAL/RETAil DEVELOPMENT
OPPORTUNITY
I.
INTRODUCTION
The City of Andover, Minnesota is one of the fastest growing cities in the State
of Minnesota and the MinneapolislSaint Paul Twin City Metropolitan Area
(TCMA). Increased levels of commercial development are needed to provide
necessary services and support for the rapidly growing population base.
In response to the needs of area residents, the City has acquired a ninety acre
site located south of Bunker Lake Boulevard NW between Thrush Street NW
and Jay St. NW. This area was formerly the site of numerous auto salvage
businesses. The City's plans call for redeveloping the area into a multi-use
business park and retail center.
Construction of the first project in the redevelopment area has been initiated. A
ten screen movie theater that will seat over 1,500 people will open in the spring
of 1999, Other projects are planned within the 90 acre redevelopment area
including an office warehouse complex and a veterinary hospital.
One of the objectives of the City is to provide a strong focal point or center to a
city without a downtown. The redevelopment area has many amenities and is
extremely attractive from a commercial development standpoint. Andover has
the highest household income in Anoka County. Located within a mile of the
redevelopment site are several thousand housing units with more being added
at the rate of between 400 to 500 per year.
The City is seeking a developer to develop the balance of the site in a manner
consistent with the plans of the City and described in more detail in this Request
for Qualifications (RFQ). The City has prepared a concept development plan for
the area and expects the private development firm to embrace and support the
principles demonstrated by the plan. The City is committed to a strong
public/private relationship and will provide significant incentives for a desirable
development.
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II.
SITE DESCRIPTION
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A. Site Dimension and Location. The sq. ft. site measures
approximately 'x '. The area is bounded by Bunker Lake
Blvd. to the North and Commercial Blvd. to the south. The entire redevelopment
area consists of approximately' 90 acres. The major focus of this RFQ involves
the development of approximately 40.5 acres of the redevelopment area (see
attachment). . Approximately 9.5 acres of the site is comprised of pondil}g and
wetlands. The creation of ponding and wetlands is in the process of being
completed at the expense of the City.
B. Zoning. The zoning of the site is GB, General Business. The GB District
provides for a wide variety of businesses including retail trade and services,
office, light manufacturing and similar uses.
C. Design Guidelines. The city expects high quality urban architecture and
use of durable buildil1g materials. Maintainiog architectural integrity throughout
the development project is a priority.
III.
DEVELOPMENT PROGRAM
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A. Mixed Use. The concept development plan calls for a mix of housing,
office, retail, service, restaurant, and parking areas. The site will serve as a
focal point that establishes community identity. The goal of the redevelopment
area is long term in nature and seeks professional and high tech employment
as well as retail. A development style that integrates a mix of low rise and mid
rise structures is desirable.
B. Tenant MIx. It is the goal of the project to create a unique environment
and unique tenant mix. The City will support the developers efforts to include
one of a kind, non franchise related businesses.
IV. QUALITIES DESIRED IN A DEVELOPER
A. The developer must demonstrate an understanding and working knowledge
of mixed use development and a commitment to the City of Andover concept
plan for the site.
B, The developer must demonstrate the experience necessary to organize and
deliver a high quality project of this type and scale.
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C. The selected developer must provide evidence of an ability to obtain
commitments for private financing for projects of the type envisioned by the City
for the proposed project site.
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D. The selected developer must demonstrate a willingness to work with the
existing businesses in the redevelopment area to incorporate the uses in the
the project site and phase the project to allow continuous operations of the
existing businesses.
V.
COMMITMENTS FROM THE CITY OF ANDOVER
A. The city has acquired and assembled the property. The City has also
completed the environmental cleanup of the site, The City will resell the land to
the private developer at fair market value.
B. The City will provide various public financing tools to write down the
difference between fair market value of the finished project and the total cost of
the project.
C. The City will design, install and provide public improvements including
streets, utilities and storm water retention at no cost to the developer.
VI. DESIRED DEVELOPER QUALIFICATIONS
A.
B.
" C.
I D.
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E.
F.
Experience in mixed use development.
Proven organizational and project management capabilities.
Experience in public/private development projects
Creative, experienced design and consultant team.
Good references from other communities regarding the developer's
ability to work with city staff and city councils.
Reasonable compensation expectations for risk return relationship.
VII. INFORMATION REQUESTS AND SUBMISSION REQUIREMENTS
Requests for Information: To request copies of any market study
information or the zoning ordinance, contact Mr. Richard Fursman, City
Administrator, at (612) 755-5100.
Response Format: All respondents should provide ten (ten) bound copies in
a format no larger than 11" x 17". All responses should include:
1. Resumes of the Developer - corporate, key personnel, design team.
2. Personnel assigned to this project.
3. Past projects - particularly mixed use.
4. Business References
5. Community References
6. Banking Relationships.
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Deadline: All qualification packages should be submitted to the City of
Andover, no later than 4:00 pm, Friday, March _, 1999. Responses should be
addressed to Richard Fursman, City Administrator, City of Andover, 1685
Crosstown Blvd., Andover, Minnesota 55304.
VIII. SELECTION
A city selection committee will review RFQ proposals, interview developer(s),
and make a recommendation to the Andover Economic Development Authority
(EDA). If the city elects not to select a developer based on the RFQ responses
and interviews, the City may select up to three (3) developers to make specific
project proposals through a request for proposals (RFP) format.
The City of Andover reserves the right to reject any or all submittals
and withdraw modify or reissue this RFQ at any time.
IX. PRELIMINARY PROJECT SCHEDULE
Issue RFQ
Receive RFQ Responses
Developer Interviews
RFP to Selected Respondents if necessary
Proposals Due
Developer Selection
Start of Design Development process
Date
Date
Date
Date
Date
Date
Date
CITY OF ANDOVER
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MEMORANDUM
DATE: March 8, 1999
T~ Mayor and City Council
FROM: Richard Fursman
RE: Council/Staff Workshop - Item # 2
Included with this memo you will find an agenda and a mission
statement brief. The mission statement was developed during
a two day work session in the summer of 1995.
The brief includes staff suggestions for alternate language
and some comments that were not part of the original
document.
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MISSION STATEMENT
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The elected and appointed officials of the City of Andover shall be guided by the
principles of providing for the good and betterment of the community, through quality
development, protection of natural resources and regulation of the use of property to
ensure the safety and well being of all residents.
Community
These objectives promote a sense of community, identity and pride.
A) A new or enhanced City logo will be created for better community identity.
B) Community and business events will be held to promote identity and enhance
a sense of community pride.
Comments:
Andover Family Fun Fest, Arbor Day
C) The City shall plan and direct development of community facilities for meetings,
recreation and other public needs in conjunction with other public entities within
the City.
Development
Focuses on the safety, values and interests of future residents and business.
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A) It shall be a City Policy to develop or plan for, pedestrian walkways, trails and
rights-of-way for alternate transportation in not only new developments but
throughout the City. (Engineering -lead, Completion Goal - June '96)
Proposed Alternate A) It shall be City Policy to develop and/or plan for alternative modes of
transportation within the City. This shall include but not be limited to;
transportation trailways, lateral trailwavs within develooments and oedestrian
sidewalks.
Comments: to-date the City has implemented the comprehensive plan in relation to the
construction of the transportation trailways typically located within road rights-
of-way. Lateral trailways and/or sidewalks have not consistently been applied
to new developments. A clarification on including these onfuture development
reviews is needed.
B) The City will adopt its own Wetlands Conservation and Marginal Land Use
Ordinance to define and protect land within the City from inappropriate
development. (Planning - lead, Engineering - support - Sept. '96)
Proposed Alternate B) The City will utilize the Planned Unit Development Ordinance and
Wetland Buffer Ordinance to protect marginallandfrom inappropriate
development.
C) The Planning and Zoning Commission and the City Council shall review land
zoned for retail, commercial and light industrial, to assure an optimal siting
throughout the City for the convenience of citizens and to provide for an
expanded tax base. (Planning -lead, Engineering - support - Sept. '96)
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Proposed Alternate
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C) The City through the use of staff, EDA and various commissions and
committees shall promote economic development throughout the City
considering convenience to citizens, local employment and to provide for an
expanded tax base.
D) The Tree Preservation Policy shall be amended to require tree planting as well as
preservation of trees in developments.
(Planning - lead, Engineering - support - Sept. '96)
Proposed Alternate D) It shall be the City Policy to encourage and promote tree preservation and
reforestation within the City.
Comments: The Tree Preservation Policy currently has limited enforcement capabilities. At
the present, time staff encourages developers and builders to preserve trees
within the City. This is currently being implemented through recommendations
and encouraging custom grading within new developments. The jury is still out
on its effectiveness. If this is an acceptable level of preservation for the
council, we will continue to encourage preservation whenever possible.
E) To accommodate a maturing population, elderly housing units will be encouraged
in appropriate areas. Such options shall include consideration of transportation,
convenience for shopping and medical assistance.
(Planning - lead, June '97)
1 'iosed Alternate E) The City will encourage the development of senior housing units in
appropriate areas of the City.
F) The City shall develop an ordinance on unit clustered housing which will allow
diversity in density and provide for green space. Such green space shall, at a
minimum, be no less than for an unclustered development within the same zoning
district. (Planning -lead, Engineering - support - June '96)
Proposed Alternate F) The City shall promote the use of planned unit developments when
appropriate to enchance the appearance, use and livability of neighborhoods.
G) The City shall identify public transportation needs and develop either public or
private plans to meet those needs.
(Planning/Engineering - June '97)
Proposed Alternate G) The City will identify transportation needs and investigate alternatives.
H) Within areas reachable by City water and sewer services, a master plan will be
developed to serve such areas, along with a financial plan on determining costs
and financing. (Engineering/Planning/Finance - Sept. '96)
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i: . JPosed Alternate H) It shall be city policy to maintain and keep up-to-date a comprehensive
water and sanitary sewer plan for the City.
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The City's Comprehensive Water Plan was redone in 1997. The Comprehensive
Sanitary Sewer Plan is currently being reevaluated by Howard R. Green and
Assoc. Cost estimates from these plans will be incorporated into the Capital
Improvement Plan for the City.
Comments:
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I) The City shall develop stormwater districts with appropriate areas of the City and
develop the necessary financing tools to implement the districts
(EngineeringlFinance - Adoption of Plan - June '97
Implementation in January of 1998)
Proposed Alternate I) The City shall develop stormwater districts within the City in order to
maintain the City's stormdrainage system at a level which will help insure the
health, safety and welfare of the residents.
Comments: Stormwater districts have not yet been establishedfor the City. The City
currently uses generalfund $ to maintain the system. As our system ages
additionalfunding will be necessary to maintain the systems we have.
It is recommended to combine H and I as follows: It is the policy of the City to
maintain the infrastructure of the City at a level which will help insure the health,
safety and welfare of the residents.
Examples of specific tasks associated with this item are:
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1. Develop and maintain a comprehensive water and sanitary sewer plan for the City.
2. Develop and maintain a pavement management system for the City.
3. Develop storm water districts for the City to provide for the maintenance of the City
storm sewer system.
J) Negotiations shall be held with the City and Anoka County to negotiate
expansions and improvements in the County roadway system within the City,
(Administration -lead, Engineering - support - Ongoing)
K) Development within the City shall minimize impacts on farm and agricultural
tracts. (A - J)
Public Safety
A) The City will, on an annual basis, determine the adequacy of its police and fire
protection and publish a report for the citizens.
(Fire, Sheriff, Health Span - May '96)
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B) Pavement Management Systems: Both new and existing streets will be
maintained to a plan which will address routine maintenance schedules and
standards. (EngineeringlPublic Works June '97)
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C) All plats shall require streets and roads to assure access to and between all nearby
developable properties, (Ongoing)
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POLICY: It shall be the policy of the City to locate public safety facilities
throughout the City to provide for a minimum response time.
Council Leadership Responsibilities
A) All City services shall be reviewed to determine if a charge should be levied to the
beneficiaries of the service, and what that fee should be. This review shall be
completed during budget process,
(Finance Dept. - June '96)
Proposed Alternate A) It shall be the policy of the City to charge fees for services to appropriate
beneficiaries.
B) The City shall adopt ordinances to encourage telecommunications suppliers to
provide new services to the citizens of the City and allow the use of
telecommunications options. Fees shall be established for all uses of rights- of-
way. (Clerks Office -lead, Engineering - support - March '96)
Proposed Alternate
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B) The City shall adopt an ordinance regulating the use of the City's rights-
of-ways and charge fees accordingly.
Cumments:
The City Engineers' Association is working on an ordinance. There was one
proposed ordinance from the League of Minnesota Cities and another from
Tom Creighton, our cable commission attorney.
C) The City shall aggressively seek competition each year prior to budgeting,
between the City, private providers and other governmental units to procure the
service requirements of the City.
(All Departments - Ongoing)
Proposed Alternate B) The City shall consistently review services for more cost effective delivery
including out sourcing.
D) Council shall hold at least one town meeting every six months as a forum for
citizens of the community to voice their views on the state of the City, its
direction and other matters.
(City Clerk -lead - September 1996 & March 1997)
Proposed Alternate
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D) Council shall hold town meetings as aforumfor citizens of the
community to voice their views on the state of the City, its direction and other
matters.
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E) The Planning and Zoning Commission, Council and Staff, with input from Citizen
Advisory Committees, shalI review and report those ordinances which are either
outdated, unenforceable or otherwise suggested to be removed from the City
regulation. Such review shalI take place in each even number year.
(Administration - lead, Staff - support - Dec. '96)
Proposed Alternate E) Ordinances Shall be revised and updated on a regular basis.
F) The City shalI develop a Capital Improvements Program.
(Finance - lead, Staff - support - June '96)
G) On significant issues, input into the Council decision making process will be
sought through citizen forums and focus group.
(Council - Ongoing)
Policy: The City shalI investigate the use of its facilities, equipment and staff by
other entities, as a profit center for the City.
City Staff
A) City staff shalI develop professional relationships with representatives of their
respective state, county and other agencies.
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B) Each City employee and Council member shalI be encouraged to attend at least
one education or training session in their field each year.
C) The City shalI provide adequate space, equipment and facilities to meet the needs
of staff. (AII above - Ongoing)
D) Staff shalI advise Council once each year as to progress made within their various
departments during the year and department goals for the coming year.
(AII Departments - May - June '96)
Citizen/Public Sector Input
A) Meeting with officials of neighboring cities, the school district and the County
will be held to define areas of mutual benefit.
B) A task force will be created to review the need for parks, prioritize the needs and
develop methods of financing needed improvements.
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02/25/99FILE:DA T AlDEPT / ADMINIMISION98.DOC
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