HomeMy WebLinkAboutSPEDA April 19, 2004
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1685 CROSSTOWN BOULEVARD N.W. . ANDOVER, MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923 . WWW.CLANDOVER.MN.US
Special Economic Development Authority
Meeting
Monday, April 19, 2004
Conference Room A & B
1. Call to Order - 6:00 p.m.
2. Approve Minutes - April 6, 2004
3. Review Andover Station North RFP's
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5. Review Andover Station North RFP's
6. Other Business
7. Adjournment
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CITY OF
NDOVE
1685 CROSSTOWN BOULEVARD N.W. . ANDOVER, MINNESOTA 55304. (763) 755-5100
FAX (763) 755-8923 . WWW.CI.ANDOVER.MN.US
TO: Economic Department Authority
CC: John Erar, Executive Director
FROM: Vicki Volk, City Clerk
SUBJECT: Approval of Minutes
DATE: April 19, 2004
INTRODUCTION
The following minutes were provided by staff for approval by the EDA:
April 6, 2004
Regular Meeting (Schultz absent)
DISCUSSION
Attached is a copy of the minutes for your approval.
ACTION REOUlRED
The EDA is requested to approve the minutes of April 6, 2004.
Respectfully submitted,
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Vicki V olk
City Clerk
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CITY OF
NDOVE
ANDOVER ECONOMIC DEVELOPMENT AUTHORITY MEETING
APRIL 6, 2004 - MINUTES
A Meeting of the Andover Economic Development Authority was called to order by
President Mike Gamache at 6:00 p.m., Tuesday, April 6, 2004 at the Andover City Hall,
1685 Crosstown Boulevard NW, Andover, Minnesota.
Commissioners Absent:
Also Present:
Don Jacobson, Mike Knight, Ken Orttel, Julie Trude,
Resident Members Robert Nowak and Fred Larsen ill
(arrived at 6:22 pm)
Ed Schultz, Advisor to the EDA
John Erar, Executive Director
Jim Dickinson, Finance Director
Dave Berkowitz, City Engineer
Will Neumeister, Community Development Director
Commissioners Present:
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APPROVAL OF MINUTES
Motion by Jacobson, seconded by Orttel to approve the minutes of March 16, 2004.
Motion carried.
REVIEW TIF DISTRICT FOR HUGHS INDUSTRIAL PARK
Mr. Dickinson explained that at the last EDA meeting he and the Community
Development Director discussed the creation of a new TIP district for the Hughs
Industrial Park to provide assistance to Rick Lindquist to build a new building. Another
option would be to modify the current TIP development plan. A cash flow analysis was
completed and shows there would be dollars available for Mr. Lindquist without having
any debt service issues. With projected land sales and increment activity in the Andover
Station area, increment would be available to provide assistance for this project. To
modify the existing district a public hearing would need to be held.
Commissioner Knight asked if a new TIP district could encompass the entire Hughs
Industrial Park. Mr. Dickinson noted that it would.
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Commissioner Jacobson asked what the co.st would be to set up a neW district. Mr.
Dickinson stated it would be approximately $7,500.00. However, the city's fiscal agent
doesn't think that we shouid create a district just for this project.
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EDA Meeting
April 6, 2004 - Minutes
Page 2
Commissioner Orttel noted that by making these improvements we would be getting
higher taxes but we would have to share those taxes with the county and it could take
twice as long to recover.
Mr. Dickinson explained that the EDA has three options: 1) create a new district; 2)
modify the existing district; or 3) do nothing.
Commissioner Knight asked how much money is left in the old district. Mr. Dickinson
noted it is approximately $300,000 - $400,000.
Mr. Erar noted that if the EDA doesn't do this, Mr, Lindquist will not improve his
building.
Commission~r Nowak stated that there are a lot of unknowns with Andover Station
North. The EDA has already turned down a loan to one person and this is a grant.
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Mr. Dickinson noted that based on a development plan, total taxes on this property would
be $16,500 annually and we would get 40 percent of that amount with modifying the
development district. The EDA would set this up that he would only get money back
when he pays his taxes. The EDA has a business subsidy policy that he has to comply
with.
Commissioner Knight asked how the EDA could turn someone else down if we do this
for Mr. Lindquist. Mr. Dickinson explained that they have to meet the "but for" test.
The EDA has the ability to select any project you want. Mr. Lindquist's bank will
finance him only ifhe gets this from the EDA.
Commissioner Orttel stated that he would rather see the district stand on its own.
Commissioner Trude noted that we don't know what else might come up on Andover
Station North such as soil corrections.
Motion by Knight, seconded by Trude to adopt the resolution calling for a public hearing
on a modification to the development program for development district No.1 and the
establishment of tax increment financing district No. 1-4 and the adoption of a tax
increment financing plan.
(Commissioner T .lm:en arrived at 6:22 pm) .
Motion carried on a 6-yes (Orttel, Knight, Gamache, Trude, Nowak, Larsen), I-no
(Jacobson) vote.
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EDA Meeting
April 6, 2004 - Mintues
Page 3
CONSIDER DESIGN SELECTION FOR MONUMENT SIGNS
Mr. Neumeister explained that the monument signs will establish a visual boundary of the
city limits. The drawings were submitted to a drafter so we could go out for bids for the
signs.
The EDA expressed concern that the property owners where the signs are proposed to be
installed may want to get paid for their easements. It was suggested that staff talk to the
property owners to see if they will give us an easement.
It was suggested that staff also talk to Woodland Development to see where they obtain
their signs from.
Motion by Jacobson, seconded by Nowak that we focus on Design "D" but ask staff to
talk to the property owners where the signs would be located to see if they will grant
easements and at what cost and talk to contractors to see how much the signs would cost.
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Motion carried unanimously.
SCHEDULE APRIL 21ST OR APRIL 2J!fl' SPECIAL MEETINGIREVIEW
ANDOVER STATION NORTH RFPs
Motion by Jacobson, seconded by Knight to schedule a special EDA meeting on April
19,2004 at 6:00 pm with the reviews to be at 6:00, 6:30 and 7:45 pm with a recess at
7:00 pm for the Board of Review.
Motion carried unanimously.
SCHEDULE BUSINESS APPRECIATION GOLF OUTING DAY/JUNE 23RD
The Board requested that Mr. Neumeister check to see if June 30th would work for the
golf outing as some of them cannot be there on the 23rd and to let them know if that date
will work.
AUTHORIZE DECLARATION AND AFFIDA VIT OF WETLAND REPLACEMENT
AREAS
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Mr. Erar explained that the document was approved by the buA previously anJ appro.al
of the document will finalize the action and provide the necessary documentation for the
sale of the property to Target.
EDA Meeting
April 6, 2004 - Minutes
Page 4
Motion by Nowak, seconded by Qrttel to approve the declaration of restrictions and
covenants for replacement wetland. Motion carried unanimously.
OTHER BUSINESS
Mr. Dickinson noted that the EDA will be selling bonds for the Community Center on
April20th, The City Council will be holding a public hearing that evening for the
redevelopment plan.
Motion by Grttel, seconded by Knight to adjourn. Motion carried.
Meeting adjourned at 6:55 p.m
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Respectfully submitted,
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Vicki Volk
City Clerk
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1685 CROSSTOWN BOULEVARD N.W. . ANDOVER, MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923 . WWW.CI.ANDOVER.MN.US
TO:
EDA President and Board Members
CC:
John Erar, Executive Director
Will Neumeister, Community Development Director~
FROM:
SUBJECT: Consider Andover Station North RFP Project Proposals - Community Development
DATE:
April 19, 2004
INTRODUCTION
Request For Proposal (RFP) announcements were sent out to developers on February 10,2004 and five
developers responded by April 7, 2004 with proposals to purchase EDA land in Andover Station North. EDA
members need to review the five proposals that were submitted and make a recommendation on which developer
they are interested in pursuing selling the property to.
DISCUSSION
The developers will be present to make a brief presentation (IS minutes) and then there will be 25 minutes for
questions. The meeting will be held in Conference Rooms A & B. The schedule for the order of presentations is
as follows:
\ 6:00 - 6:40 p.m. -- United Properties/Meridian Land Co.
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7:20 - 8:00 p.m. -- Town and Country Homes
8:00 - 8:40 p.m. -- Bruggeman Homes
8:40 - 9:20 -- Ryland Homes
9:20 - 10:00 p.m. -- Positive Development, Inc.
ACTION REQUESTED
The EDA is asked to review the materials, hear the developer's short presentations and choose a developer to
begin negotiations on land sales at Andover Station North.
Respectfully submitte~, .-/
Will Neumeister ~
Attachments
RFP that was sent out ,/
Developer's Written RFP Materials ./
Cc: Bruce Carlson, United Properties, 3500 American Boulevard West, Suite 200, Bloomington, MN 55431 ./
Jay Fieder, Positive Companies, Inc., 668 Jenks A venue, St. Paul, MN 55106 .....
Greg Schlink, Bruggeman Properties, LLC, 3564 Rolling View Drive, White Bear Lake, MN 55110./ /
Krista Flemming, Town and Country Homes, 7615 Smetana Lane, Suite 180, Eden Prairie, MN 55344 ./
Brian Sullivan, Ryland Homes, 7600 Executive Drive, Eden Prairie, MN 55344 /
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1685 CROSSTOWN BOULEVARD N.W. . ANDOVER, MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923 . WWW.CI.ANDOVER.MN.US
Request For Proposals
To Develop "Andover Station North"
Located Northwest of Bunker Lake Blvd. and Hanson Blvd.
Background Information
The Andover Economic Development Authority of Andover, Minnesota (pop. 30,000) seeks an
experienced developer or team of developers to undertake either full, or partial development of a master
planned development known as "Andover Station North", located north of Bunker Lake Boulevard, just
west of Hanson Boulevard. "Andover Station North" is a continuation of the area to the south of Bunker
Lake Boulevard that contains the City's primary retail and entertainment center and office park.
The EDA would like developers to understand that they may submit proposals for a portion of the site, if
they would'like, and they will be given full consideration. Whether the proposal is chosen, will depend
upon the strength ofthe proposal (i.e. architecture, site design).
\ The City is currently finalizing the development plans for this area and is ready to embark upon this next
) large development site that the City of Andover Economic Development Authority owns. The City of
Andover has the highest median household income in Anoka County. Located within two miles of the site
are several thousand housing units with more being added at the rate of approximately two hundred per
year.
The entire development area of "Andover Station North" consists of approximately 90 acres, with the net
usable area (exclusive of roadways, park, ponds, wetlands, and power line easement) being approximately
44 acres.
The zoning of the site is currently General Business (GB). Approximately ten acres could be set aside for
medium density residential development but would need to be "contract rezoned". The GB zone provides
for a wide variety of businesses including retail trade and services, office and light manufacturing and
similar uses.
The City expects high quality urban architecture and use of durable building materials. Maintaining
architectural integrity throughout the development is a priority all of which is covered in the "Design
Guidelines for Andover Station" that will be covenanted on the property.
Goals
In this master planned development area, it is the City EDA's overall goal to have a developer provide for:
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.:. Commercial and Retail Development
.:. Employment Opportunities
.:. Housing Development
Andover Station North RFP
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The goal of this master planned development area is long term in nature and seeks a variety of
living wage employment opportunities in the area. It is envisioned that the successful
development proposal will include:
.:. A complimentary mix of retail, service and commercial uses that offer a variety of
places to go and things to do within a compact area;
.:. A ten acre housing component that buffers the existing residential neighborhoods to
the west. The desien of the housine component mav be limited bv the hieh water
table. The Andover EDA favors proposals that include owner occupied housing such
as single family, townhomes, senior independent and/or assisted living;
.:. High quality site and architectural design to compliment the Andover Station
design theme that has been established on the south side of Bunker Lake
Boulevard;
.:. Shared parking behind commerciaVretail buildings;
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.:. A street system that is designed for access to a residential area and also capable of
handling the needs of a commercial/industrial area with sidewalks/trails that will
encourage pedestrian circulation between retail sites and the planned city ballfields;
.:. Edge treatments which are respectful of adjacent residential neighborhoods.
Developers Strategies
The Andover Economic Development Authority invite development proposals for this master
planned development opportunity. Developers are asked to demonstrate in their proposals:
1. Market support for various land use types and development densities.
2. Appropriate land uses within the study area respective of city zoning requirements,
including but not limited to retail, commercial, office, light industrial, residential.
3. Action steps and schedules to develop the master planned area.
4. Land use arrangements and urban design and architectural guidelines that will be
implemented in the area to encourage development of high quality buildings, and
overall design character for the area.
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5. The proposed development will create a positive community identity and a continuation
of the themes (architectural and streetscapes) established for the Andover Station
commercial area.
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Andover Station North RFP
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6. Provide an implementation plan that identifies specific development projects within the
study area and project phasing. Developer will also identify potential partnerships (i.e.
public/private), and sources of funding.
Available Information
A map of Andover Station North is presented as an attachment to this document. Electronic files
of the site specific information that has been completed to date are available upon request.
Street alignment and designs have been completed for Jay Street/139th Avenue and also are
available upon request.
EAW Approvals, Traffic Study, Engineering Work Completed
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The Andover Station North development area has already completed the Environmental
Assessment Worksheet (EA W) process and a negative declaration on the need for an
Environmental Impact Study has been made. A detailed traffic study has already been completed
and both documents are available to the prospective developers to use as needed in preparing the
request for proposal (and will be made available on a request basis). Lastly, the City EDA has
worked with a consulting engineer to determine earthwork balance, location of wetland
mitigation, and the design of the Jay Street extension through the site. This information is
available upon request. Notable aspects of the engineering and grading design that has been done
include the following:
I. There is an earthwork balance of granular material on the site; and
2. A high water table exists that will preclude basements for any type of housing.
Development Issues
At a minimum, the following development issues will be required to be addressed in the
developer's proposal:
.:. Market analysis -- Determine market support for future uses for potential commercial
uses. This should include competitive centers evaluation, a trade area analysis, and a
competitive position evaluation. The market analysis may address the potential to develop
light industrial facilities as well.
.:. Thoroughfare Upgrades - Anoka County has indicated that the development must
provide for the upgrades to both Bunker Lake Boulevard and Hanson Boulevard that relate
to traffic generated from the proposed development. The development proposal that is put
forth should indicate the developer's willingness to undertake these costs and/or be willing
to work cooperatively with the City and County to complete these improvements as a part
of the costs of developing the site.
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Andover Station North RFP
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.:. Park and Ride Facilities - Developer should indicate whether there is a willingness to
work with the City to establish an informal Park and Ride lot on the site (possibly on the
power line right-of-way).
Submission Requirements
Each submission of a development proposal should be presented in an 8 y," x II" vertical, bound
format. The submissions shall be limited to twenty (20) pages or less.
Fourteen (14) copies of the proposal shall be submitted by the dates indicated in the following
proposal schedule section. Submit one master copy and thirteen photocopies (black and white) of
the complete package. Submittals will become the property of the Andover Economic
Development Authority and will not be returned.
All submissions must be received by the City of Andover by Tuesday, April 7, 2004 at 4:00 p.m.
Submissions that have been postmarked by that time will be accepted, however any submittals
not meeting these deadlines will be rejected.
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Submissions shall be addressed to Will Neumeister, Community Development Director, City of
Andover, 1685 Crosstown Boulevard, Andover, MN 55304. All phone calls regarding
submission requirements shall be directed to Will Neumeister at 763-767-5140.
All questions regarding the content of proposals and clarification of substantive issues must be
submitted in writing to Will Neumeister by March 24, 2004. Written responses to inquiries will
be mailed on Monday, Match 29, 2004.
Andover EDA retains the right to reject any or all submissions without cause.
SPECIFIC SUBMITTAL REOUIREMENTS:
Each RFP submission must be arranged according to the following outline:
1. Title Sheet
The title sheet must provide the name(s) of the developer submitting a development proposal
with the name of the prime contact clearly identified.
2. Cover Letter
The cover letter must indicate the composition of the entire development team including the
Principal in Charge, Project Manger and support team.
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Andover Station North RFP
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4. Background Information on Developer's Team
Summarize for each member of the developer's team their background and focus. List and
describe the principals, their length of association and general background. Provide a list of
current active projects including the name, type of project, location, firm's role in the project and
status of the project.
5. Relevant Experience of the Developer's Team
List three to five (3 to 5) examples of development projects comparable in scale, program,
process, component parts and function to the master planned development project being
proposed. For all projects listed as relevant experience, include the following:
. Location
. Date of project involvement
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Project description including illustrative materials and a written description of why this
example is relevant to this development project
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Coverall budget and scope ofthe project
6. Development Team Composition
For each firm included in the team provide names, titles and qualifications of individuals who
will be assigned to the project. This section of the proposal should include descriptions of the
respective roles that will be played by team members. Discuss the experiences ofteam members
on the example projects referred to above. A resume (no more than one-page in length) should be
included for key team members in an addendum to the proposal.
7. Developer's References
List a minimum of three (3) references. List references for the example projects.
For each reference list the contact's name, address, phone number and relationship to the
developer.
8. Statement of philosophy and project understanding
Provide a concise statement (one page) outlining the philosophy of the team in approaching
projects of this nature.
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Andover Station North RFP
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9. Overall project schedule
Provide a proposed timeline for completing various phases of the master planned development
project.
10. Proposed Purchase Price
Present a proposed purchase price for the entire, or partial development proposal and the timing
of how the land would be taken down. The City EDA has completed a market value appraisal of
the property. A summary of the estimated values will be made available upon request. If
developers would like to indicate that they are willing to negotiate the price of the land based on
the range of value~ in the report, that will be accepted in lieu of a finn price being set at the time
ofRFP submittal. .. .
Submission Schedule (tentative):
February 10, 2004 - Release of the Request for Proposals
April 7, 2004 - Deadline for submission ofRFP's
April 20, 2004 - Evaluation ofRFP submittals by EDA
May 2004 - Enter into Development Agreement to Develop or Purchase of Property
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Proposal Review, Evaluation Process and Final Developer Agreement
Proposals submitted for this planned development project will be reviewed and evaluated as follows:
1. The Andover EDA will review all development proposals and select proposers for interviews that
most closely match the vision that the EDA has for this development area.
2. The Andover EDA may conduct interviews with the recommended developers for further
discussions. The EDA may also determine whether additional information is needed before a
developer would be selected to begin negotiations over land price and lead to a formal
development agreement being prepared.
3. Upon receiving all information requested, the EDA will make the final decision on which
development proposal to move forvvard to final negotiations, if any.
4. A master development agreement will be drafted and final deal points with the developers will be
included in the formal developers agreement and signed by both the Developer and the President
ofthe EDA.
Again, the City of Andover EDA reserves the right to reject any or aU submittals and to
withdraw, modify, reissue, or vary from the process described in this RFP at any time.
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Development Proposal
Andover Station North
AndDver. MN
April 7. 2004
Confidentiallnfonnation
Exclusively Prepared For:
Andover Economic Development Authority
(EDA)
Prepared By:
Bruce Carlson
Vice President
Retail Development
(952) 893-8887
Keith Ulslad
Vice President
Retail Development
(952) 893-8210
UNITED PROPERTIES. INC.
3500 American Boulevard West
Suite 200
Bloomington, Minnesota 55431
telephone: (952) 831-1000
fax: (952) 893-8804
www.uproperties.com
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INCRAHAM
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United Properties &
Meridian Land
Company
Andover Station North
Concept Plan
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ASSOCIATES
1510 C<lmo A_ Scuthed&
l.IiMeapoli$ Uinnerota55414
p: 6121377.2500 1:377.1010
WtM.infT....sm........."'"
TABLE OF CONTENTS
DEVELOPMENT PROPOSAL
ANDOVER STATION NORTH
ANDOVER. MINNESOTA
. VISION AND PHILOSOPHY
. LETTER OF INTENT
. EXHIBIT A
. UNITED PROPERTIES
. RECENT PROJECTS
. DEVELOPMENT TEAM
. RESIDENTIAL DEVELOPER
. CIVIL ENGINEER
. ARCH ITECT
UNITED PROPERTIES
Site Vision and Philosophy
The Heart of Andover
The intersection of Bunker Lake Road and Hanson Boulevard is the busiest intersection
in Andover. Its geographic location and the heavy traffic flow on these two corridors has
essentially created the functional "center" of Andover, the place where most residents
pass-by each and every day.
Such an intersection in a city should be a "show piece," an attractive, usable, asset to the
residents, workers and visitors of Andover. And now, the City of Andover has a unique
opportunity to create such a "show piece."
However, because of a large electrical sub station at the "marquee position" on the
northwest comer of this intersection, this "place" is plagued with a cold, industrial feel. It
is unattractive, unwelcoming and virtually impossible to screen or hide.
Because of its size and shape, the land behind the substation owned by the Andover EDA
(Andover Station North) has tremendous multi-use potential! Rarely does a city have
such a large "clean pallet" to work with on such a major intersection. Because of this
potential and opportunity, it is our belief that every effort should be made to relocate the
electrical substation and turn this meeting place into a "show piece."
United Properties understands the magnitude and complexities of such an endeavor and is
willing to share in the costs of the relocation of the substation after careful exploration
and examination of all relocation and financing options is conducted.
Site Users
Andover Station North lends itself well to a variety of coexisting uses. The traffic along
Hanson and Bunker Lake will attract retail users. The accessibility of the site will attract
business users. And the perimeter existence of residential and the City's plans for ball
fields will attract residential development.
The sheer size of the site will require at least one retail "anchor" to help support the
infrastructure required. High demand already exists for residential development in this
area. This residential development could begin as soon as a road and utilities are brought
to the site. Retail demand will increase significantly after construction begins on the
proposed Target Greatland and Walgreen's at Andover Station and the electrical
substation is removed from the comer. Retailers, restaurants and service providers attract
business users. Companies look for sites that have amenities such as these to attract
employees.
UNITED PROPERTIES.
Architecturally Interesting and Functional
United Properties proposes using the same architectural standards for Andover Station
North as were used for Andover Station. Removal of the electrical substation from the
"gateway" to the site would be critical for the maximum effect of the architecture,.
Removal of the substation will dramatically change the configuration and character of the
site. United Properties proposes to work with the EDA on a mutually agreeable site plan.
United Properties Melds the Needs of Residents, Retailers and Business
United Properties is uniquely positioned to meld the demanding market requirements
associated with multi-disciplined development. We are the area's first, true, successful,
mixed-use developer bringing together publicly owned parks and programs with
residential, retail and office users exemplified by successful Centennial Lakes in Edina.
We continue this success with our most recent projects in Lake Elmo, Lakeville,
Bloomington, Rosemont and Midland hills Golf Course. Each of these projects blends the
needs of differing development land uses and disciplines.
United Properties' Proposal
Because of United Properties deep resources, our proven ability to perform, and our care
and vision for this site, we ask the Andover EDA to select United Properties as the
preferred developer of Andover Station North and give United Properties time to work
through the issues of moving the substation. Then, after all options and costs have been
thoroughly analyzed, United Properties will enter into a mutually acceptable Purchase
Agreement to develop the land. We have attached a Letter ofIntent for your
consideration.
UNITED PROPERTIES.
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UNITED PROPERTIES
April 7, 2004
Andover North Selection Committee
Andover Economic Development Association
1685 Crosstown Boulevard N.W.
Andover, MN 55304
RE: ANDOVER STATION NORTH REQUEST FOR PROPOSAL
Dear Selection Committee Member:
This letter shall serve as a proposal of terms for the purchase of approximately 40 acres, as
depicted on attached Exhibit A, Andover Station North, in response to your Request for
Proposals.
The following are the terms and conditions that Buyer is willing to incorporate into a mutually
acceptable Purchase Agreement for the site:
1. SELLER:
Andover Economic Development Authority
2. BUYER:
United Properties Investment LLC or assigns
3. PROPERTY:
Parcel A - residential
Parcel B -retail
Parcel C -retail
Parcel D -retail
Parcel E -business/commercial
4. PRICE:
As allocated below, excluding public roadways and wetlands:
$1.50 per usable square foot for Parcel A
$3.00 per usable square foot for Parcel B
$3.50 per usable square foot for Parcel C
$4.50 per usable square foot for Parcel D
$3.00 per usable square foot for Parcel E
Buyer to contribute 33% of the cost to relocate electrical substation
up to one million five hundred thousand ($1,500,000.00) dollars.
3500 West 80th Street. Minneapolis. MN 55431 . 952.831.1000 . fax 952.893.8804 . www.uproperties.com
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5. DUE DILIGENCE I
EARNEST MONEY:
6. CLOSING:
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Upon full execution of a mutually acceptable Purchase Agreement,
Buyer shall deposit $75,000.00 with a mutually acceptable Title
Company in an interest bearing account for a period of one
hundred eighty (180) days for the purpose of investigating options
to relocate the electrical substation and underwrite the costs of the
relocation and to conduct a general feasibility analysis.
Prior to the expiration of the Due Diligence Period, Buyers Earnest
Money shall be fully refundable within five (5) days upon written
notice from Buyer terminating the Purchase Agreement. Upon
such notice, Buyer shall receive all Earnest money plus any
interest accrued.
Within thirty (30) days after the start of the Due Diligence Period,
Seller shall provide the following items to Buyer:
. Updated AL TA Survey of the property, to be provided by
the Seller, at Seller's expense.
. Current Title Commitment from a title insurance company
agreed upon by the parties (Title).
. Updated Phase I environmental report.
. Current topography survey of the entire site.
. All soil reports conducted by Seller
All other reports or studies conducted to date by Seller.
Closing shall take place on Parcel A within 30 days following the
later of completion of the above items and the substantial
completion of Jay Street and utilities through the property. At
closing, Seller shall convey marketable fee title free of all leases,
mortgages and other encumbrances or restrictions.
Closing on Parcel B shall take place within 90 days of the Closing
of Parcel A. Buyer shall have one (1) ninety (90) day Extension
Period to Close on Parcel B by paying Seller a non-applicable,
non-refundable Option Fee of ten thousand ($10,000.00) dollars. If
Buyer Closes on Parcel B, Buyer shall then have option to close on
Parcels C, D, and E at anytime thereafter up until December 31,
2008.
Buyer shall have the option of closing on either Parcel(s) C, D
and/or E prior to or after closing on Parcel B, for development of
smaller retailers, restaurants and commercial businesses.
Title Company shall apply $25,000.00 of Buyer's Earnest Money
towards the Purchase Price of Parcel A at closing. Title Company
shall apply remaining Earnest Money towards the Purchase of
Parcel B at Closing.
If Jay Street is not installed by December 31,2008, the Purchase
Agreement shall be terminated and Buyer shall receive all Earnest
Money along with any interest that has accrued.
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7. CONDITION OF
PROPERTY:
Property shall be delivered to Buyer "as is" except Seller shall have
substantially completed Jay Street and all necessary public utilities
to the Parcels through Jay Street for the intended residential and
commercial uses.
8. CONTINGENCIES: . Acceptance by necessary governmental bodies of Seller's
Environmental Assessment Worksheet.
. Acceptance by necessary governmental bodies of grading
and drainage plans which incorporate soil correction, mass
grading elevations and access points to public right-of-way
of the Parcels for commercial development.
. Notification by necessary governmental bodies that the
Parcels are zoned for the anticipated uses.
. Notification by necessary governmental bodies that
adequate public utility services for the anticipated uses are
or will be made available.
. Seller shall have substantially completed Jay Street and all
necessary public utilities to the Parcels through Jay Street
for the intended residential and commercial uses.
. Reaching a consensus with Anoka County as to the
necessary improvements to Hanson Blvd required for the
proposed development plan and securing a plan,
acceptable to Buyer, for the costs of any such
improvements.
. Buyer and Seller entering into a mutually acceptable
Development Agreement.
. Buyers determination that the project is feasible
9. TAXES AND All taxes shall be prorated as of the day of closing. Any special
ASSESMENTS: assessments levied or pending as of the date of closing, shall be
paid by Seller. This does not include special assessments to be
levied in conjunction with Buyer's proposed development, if any,
which will be the responsibility of Buyer.
10. BROKERAGE:
Buyer acknowledges that there are no brokers representing the
Buyer. Seller shall be responsible for sales commissions, if any,
to Seller's broker.
It is understood that this Letter of Intent does not constitute a reservation or option on the
property and shall not be binding on Seller or Buyer until a mutually satisfactory Purchase
Agreement has been executed by both parties incorporating the above terms and conditions.
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Please acknowledge your acceptance of this Letter of Intent by returning one copy of this letter
to my attention, executed by an authorized representative of the Seller. This Letter of Intent
shall be effective through May 31, 2004. If this Letter of Intent is not executed and returned by
the above date, it shall be deemed null and void. This Letter of Intent and any subsequent
Purchase Agreement shall be subject to approval by United Properties Internal Investment
Committee.
We look forward to working on this project.
Sincerely,
AGREED TO AND ACCEPTED BY:
BY:
Bruce D. Carlson
Vice President
Retail Development
ITS:
DATE:
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Keith A. Ulstad
Vice President
Retail Development
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Bill Katter
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1510 Como Awnue Sout1NIt
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Andover Station North
United Properties &
Meridian Land
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.. HOME UPnel CONTACT U
ABOUT US
CORPORATE OVERVIEW
INDEPENDENT OWNERSHIP, STRATEGIC INNOVATION
DRIVE LONG HISTORY OF UNITED PROPERTIES
As acquisitions, mergers and consolidations continue to sweep
the commercial real estate industry, the Twin Cities' largest
player has stayed its course. While not immune to ownership
changes -the company was sold in 1998 from one private
owner to another - United Properties continues to be fiercely
independent while posting more than 250 percent growth since
1995.
DEEP RESOURCES, MARKET EXPERTISE KEEP UNITED
PROPERTIES ON TOP
United Properties' core focus is to partner with clients to meet
their real estate needs. As the largest independently owned, full.
service commercial real estate services company in the upper
Midwest, the company provides services ranging from brokerage
and property management to asset management and
development.
The company offers the deepest Twin Cities market
intelligence available, publishing a biannual market study
called Outlook. That study, developed using United
Properties' proprietary research tools combined with insight
from its front-line professionals, is widely referenced and
quoted by industry professionals and news media around the
country.
While United Properties is based in the Twin Cities, it has
completed assignments on behalf of clients in every state in
the U.S. and on every continent around the globe. Its
mission is to be the national standard by which its customers
measure others, regardless of where they are headquartered
or what their size.
UP's Property Management division represents some of the
world's largest institutional real estate owners, as well as
entrepreneurs from the Twin Cities and beyond. In addition
to its full-service Twin Cities operation, United Properties is
affiliated with ONCOR International, an organization of top
independent commercial real estate companies with local
expertise in more than 200 markets worldwide, and
Chain Links, the largest retail-specific real estate services
provider in the U.S. and Canada.
FROM OWNER TO FULL-SERVICE FIRM: AN 85-YEAR
EVOLUTION
United Properties was founded as a real estate investment
company in 1916 by the Hamm Family, owners of Minnesota's
famed Hamm's Brewing Company. Originally headquartered in
FREQUENTLY ASKED
QUESTIONS
TESTIMONIAL
"On balance, probably one
of the most competent,
responsive and consistent
companies I have
encountered in my
experience as an asset
manager. From both a
personal and professional
perspective, it is a privilege
to work with United
Properties associates."
TIAA - CREF
TESTIMONIAL
"Your daily help on real
estate is the best in town.
And in this case, you truly
worked magic. Never at an
point did you say that a tas
was not possible."
General Mills
From 1995 to 2000, United
Properties grew more than
250 percent.
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downtown St. Paul, the company managed and leased a range of
assets in the family's real estate portfolio, including the Hamm
Building. Built in 1919 and located at 408 St. Peter Street, the
building is a downtown St. Paul landmark.
OWNER EXPERTISE LEADS TO DEVELOPMENT
OPPORTUNITIES
By the early 1970s, United Properties had expanded its
investor/owner focus to include development and in the 1980s,
the company accelerated its office, industrial and retail
development activities. Over the last three decades, the company
has developed numerous, high-profile office, industrial, retail and
multi-family buildings and business parks for its owned portfolio
and for third-party clients, primarily in the Twin Cities
metropolitan area.
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Centennial Lakes, a 100-acre, mixed-use development that
integrates office, retail, entertainment, residential, medical
and park land, is a signature United Properties development.
The five-building office development, located just north of 1-
494 on France Avenue in Edina, has had occupancy near 95
percent since it was completed in 1998. The overall
development has become a nationally recognized symbol of
thoughtful, master-planned development and 'smart growth."
Other notable United Properties developments include:
. Parkers Lake Corporate Center, a 225-acre
residential and business park development in
Plymouth;
. Mendota Heights Business Park, a 210-acre,
mixed-used commercial, office and industrial site in
Mendota Heights;
. Golden Hills Office Center, a 192,000 square foot
Class A office building located in Golden Valley;
. Northland Executive Office Center, a 460,000
square foot, two-building Class A office complex, and
South point Center, a 240,000 square foot, Class A
office building - both located in Bloomington, and
. Eagle Point Business Park, a 120-acre, master-
planned business park in Lake Elmo that began
development in 1999.
The company also developed the fourth and final phase of
the 1.4 million square foot Normandale Lake Office Park on
behaif of owner Teachers Insurance and Annuity Association
of America (TIAA). The 8000 Tower, a 240,000 square foot,
12-story Class A building, opened in May 2001. United
Properties has managed, leased and provided construction
management services to the Park, which is located at 1-494
and Highway 100 in Bloomington, since 1990.
An active build-to-suit development program helps United
Properties cater to the specific real estate needs of corporate
users and has developed multi-family apartment projects in
the Twin Cities suburbs. In the late 1990s, the company also
began developing grocery-anchored neighborhood shopping
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centers across the Upper Midwest.
REAL ESTATE RECESSION LEADS TO REAL ESTATE
SERVICES
The late 1980s and early 1990s brought too much new
construction to the market in the midst of declining demand from
corporate real estate users. The result was soaring vacancy rates
and depressed property values.
In the midst of a virtual industry collapse, United Properties'
management team began cultivating a new opportunity-
third-party real estate services. The market downturn forced
many big companies and private owners out of the business,
either by severe downsizing or because of property
foreclosure by financial institutions. United Properties saw
this as an opportunity to begin focusing on servicing
institutional clients and private owners.
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The company put seven decades of knowledge as a real
estate investor, owner and developer to work. From the mid
'80s to the mid '90s, United Properties provided brokerage
and leasing, property management, construction and other
services to property owners and corporate users. By the time
new construction returned in 1995, the company had built the
largest brokerage and property management practice in the
Twin Cities.
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RIDING THE TOP OF THE REAL ESTATE CYCLE
When the Twin Cities real estate market began picking up
momentum the second half of the 1990s, United Properties had
created two solid businesses - a large, third-party services
business and its principal investment and development business
- both being serviced by the industry's top talent.
As real estate markets continued to improve, United
Properties identified a growing trend among corporations
outsourcing operations like real estate facilities and
transaction management. This led United Properties to create
its Corporate Real Estate Services division as a separate
business focus in 1995. Initially the Corporate Real Estate
Services division had revenues of $448,000, which grew to
7.8 million by 2001. This service group now includes 85 full-
time employees and 24 corporate clients with assignments
throughout the world.
Our depth and experience
helps ... manage real estat,
issues and opportunities fo
our clients.
Our focus may be local, bu'
our reach is truly global.
Home Services About Us Properlv Search Market Insiqhts News Careers Contact Us
Copyright @2002 United Properties - Ail Rights Reserved
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Keith A. Ulstad
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Vice President
Retail Development
United Properties. ONCOR International
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As Vice President of Retail Development, Keith Ulstad
leads the Company's development efforts relating to retail
real estate projects. While focused primarily on grocery-
anchored neighborhood shopping centers, Keith is
responsible for capitalizing on United Properties financial
strength, market knowledge and tenant relationships in
the retail sector to create value in our owned-asset and
client portfolios.
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Keith has been actively involved in retail investment real
estate for over 20 years as a developer, asset manager
and consultant. He has been responsible for the
development or re-development of more than 25
shopping centers as an Officer or Partner at Carlson
Companies, the Center Companies, Madison-Marquette
Realty Services and Oppidan Investment Company. His
recent work on Andover Station earned the Minnesota
Shopping Center Association's (MSCA) 2003 STARR
Award for Development Process.
Keith obtained his BS in Accounting from the University
of Minnesota, and is a Certified Public Accountant. He is
also a licensed Minnesota Real Estate Broker, a full
member of the Urban Land Institute and has been
admitted to the American Society of Counselors of Real
Estate, (CRE).
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Bruce D. Carlson
Vice President
Retail Development
United Properties . ONCOR International
As vice president of Retail Development, Bruce Carlson
is responsible for overseeing the United Properties'
development of grocery-anchored shopping centers in
the Upper Midwest. Before joining United Properties,
Bruce served for 15 years in retail development for one
of the nation's top video retailers. During his tenure,
Bruce was an integral part of the company's growth,
from a private, three-store company in Minnesota to a
public company with over 650 stores in 35 states and
six Canadian provinces.
Bruce has worked with convenience, neighborhood and
power retail centers. He has broad experience in
grocery-anchored centers with such tenants as Cub
Foods, Rainbow Foods, Safeway, Albertson's and
Smith's, as well as Target, Wal-Mart, K-Mart and
Walgreen's. He has worked with top shopping center
developers across America. His recent work on
Andover Station earned the Minnesota Shopping
Center Association's (MSCA) 2003 STARR Award for
Development Process.
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Bruce brings a unique appreciation for the needs of the
retailer to shopping center development. He
understands the importance of shopping center design,
signage, parking, traffic flow and efficient construction.
He also has vast experience with the approval process
of local government.
Bruce is an active member of the Minnesota Shopping
Center Association (MSCA) and the International
Council of Shopping Centers (ICSC), The Minnesota
Grocer's Association (MGA) and the Economic
Development Association of Minnesota (EDAM).
Bruce attended the College of Liberal Arts at the
University of Minnesota, where he earned a degree in
speech communications and political science.
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Brian P. Carey
Vice President
Development
United Properties . ONCOR International
As vice president of Development, Brian Carey's
primary responsibility is to identify and execute new
development opportunities with a primary focus on
housing and office buildings. He has initiated and
completed new housing and office developments with a
value in excess of $300 million.
In 1988, Brian joined United Properties to develop
apartment buildings for Mallard Properties and was
instrumental in the successful completion of three
projects totaling 650 units. When market conditions
changed in 1990, he transitioned into office leasing and
became a leading producer in office leasing from 1990-
95. Brian was awarded United Properties' top
brokerage award for outstanding performance during
five consecutive years. He was also awarded the
company's distinguished President's Award of
Excellence in 1997 for his outstanding execution of the
Centennial Lakes mixed-use development.
Brian is an active board member for the Center for
Urban Land Economics Research (CULER) at the
University of Wisconsin. Brian also serves as a
commissioner on the Eagan Economic Development
Commission.
Brian graduated from the University of Wisconsin -
Madison with a bachelor of science degree in finance
and a master of science degree in real estate
investment analysis.
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Mark W. Nelson
Project Manager
Development
United Properties' ONCOR International
Mark Nelson's primary duties as Development project
manager focus on serving client needs through the
execution of build-to-suit projects, as well as providing
consultant-based development services.
Since joining United Properties in 1999, Mark has
served as project manager on major office and
industrial projects totaling over 800,000 square feet.
Mark is currently managing projects containing over
200 units of housing, A 9 year career as real estate
manager for Minnesota-based Holiday Companies
gives Mark unique insight for problem solving and
managing the development process, Development,
acquisition, disposition and property management
experience during 13 years in commercial real estate
provides a broad base of expertise for Mark to call upon
while directing the company's, and our clients', projects.
Mark is a member of the National Association of
Industrial and Office Parks (NAIOP) and the Minnesota
Shopping Center Association (MSCA).
Mark is a graduate of the University of Wisconsin -
Madison. He received a bachelor of business
administration degree in both finance and marketing,
and a master of science degree in real estate
investment analysis.
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Dale J. Glowa
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Senior Vice President
Development
United Properties · ONCOR International
As senior vice president of Development, Dale Glowa is
responsible for speculative investment properties and
build-to-suit development services to meet a variety of
office and industrial customer needs. These
responsibilities include acquiring land, negotiating
development agreements with cities, working with
architects on design and planning issues, negotiating
construction contracts and overseeing the financing
and marketing.
Dale also is an experienced business park developer in
which he is responsible for developing productive park
environments through land planning, land
improvements and soil correction, infrastructure design
and construction, protective covenant establishment
and marketing. Some of Dale's most recent business
park success stories include Mendota Heights Business
Park (210 acres); Parkers Lake Corporate Center,
Plymouth, MN (50 acres); Eagle Point Business Park,
Lake Elmo, MN (120 acres); and Shakopee Industrial
Park (112 acres).
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Before joining United Properties, Dale was the director
of Real Estate Investment for Travelers Insurance
Company.
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He is an active member in the National Association of
Industrial and Office Properties (NAIOP) National
Industrial Forum as well as the NAIOP Minnesota
chapter.
Dale is a graduate in finance from California State
University - Long Beach.
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MERIDIAN LAND COMPANY LLC
646 East River Road
Anoka, MN 55303
Meridianlandcom pany.com
(763) 323-0820
(763) 323-9105 (Fax)
Residential DeveloDment SDecialists for Professional Builders
Donald Jensen
President
Meridian land Company, llC
Don joined Meridian Land Company in 2004 to start up their residential land development
company. He has been in the land development business since 1988 and developed over
5000 units of housing in that time. Don is currently a member of the Public Policy Committee
for the Builders Association of the Twin Cities (BA TC), a position he has held since 1998.
Meridian Land Company is an affiliate of Builders Mortgage Company, LLC a residential
development lender, which has lending experience with 40% of the Twin Cities home builders
and many residential developers. Meridian is also an affiliate to United Properties, a full
service commercial development, brokerage and property management company.
Prior to starting Meridian, he was the Vice-President of Land Development for Woodside
Communities of Minnesota. Woodside is a privately held national residential developer and
homebuilder and was the 32nd largest homebuilder in the US in 2002. Woodside acquired
the residential land development assets of Pilot Land Development Company and Kenco
Homes in 2002 where he was responsible for land acquisition decisions, securing all
governmental approvals for land acquired, and overseeing the design development, budgets
and construction contracts required to create single family detached, multi-family attached,
commercial and golf course projects. At Pilot Land since 1996, he was involved in the
planning and development of over 2200 new dwelling units in 30 projects located in 20
different communities. In J 999 he helped open the Cedar Creek Golf Course Community in
Albertville, MN. (12 miles west of the 1-694 beltway) This 400 dwelling unit project has an 18-
hole public golf course designed by Williams-Gill Associates, Golf Course Architects based in
River Falls, Wisconsin.
Prior to joining Pilot Land Development he performed similar duties for 4,000 new housing
units at Rottlund Homes Minnesota Division as their Land Development Manager. He also
built 5 commercial projects for Public Storage, Inc. During the Mall of America construction
phase in the early 90's, he spent two years as a current and long-range planner for the City
of Bloomington.
Don began his career as a Landscape Architect with THK in Denver, a multi disciplinary
planning and economic development firm, after earning a Bachelors Degree in Landscape
Architecture from the University of Minnesota in 1980. His work involved housing, public
parks, community master plans, golf course projects and commercial irrigation design. He
became a registered Landscape Architect by the State of Minnesota in 1994.
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MERIDIAN LAND COMPANY LLC
Residential Development Specialists for Professional Builders
646 East River Road
Anoka, MN 55303
Meridianlandcompany.com
(763) 323-0820
(763) 323-9105 (Fax)
Communities where staff have received project approvals and built developments
in the following Minnesota locations.
Albertville
Annandale
Brooklyn Park
Cottage Grove
Eagan
Fridley
Minnetonka
Shafer
Stacy
Wyoming
Plymouth
Champlin
Andover
Bloomington
Burnsville
Coon Rapids
Eden Prairie
Golden Valley
Montrose
St. Michael
Woodbury
Baldwin Township
Lindstrom
Blaine
Buffalo
Chanhassen
lakeville
Falcon Heights
Inver Grove Heights
New Brighton
Roseville
White Bear lake
Hugo
Isanti County
Since 1992, the following Minnesota homebuilders have built in neighborhoods created
by our staff and their consultants.
Rottlund Homes of Minnesota
Bright KEYS
Novak-Fleck, Inc.
Robert Trent Homes, Inc.
Swift Construction, Inc.
Heart of the lakes Construction
Key-land Homes
Preferred Builders
Hermanson Homes
Homes Plus Designers, Builders
Kenco
GM Homes
Avalon Homes, Inc.
Morning Sun Homes, Inc.
Schultz Homes
Eaglecrest NW Townhomes, Inc.
Christian Builders, Inc.
North Country Builders, Inc.
Vision Builders, Inc.
Mega Homes, Inc.
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MERIDIAN LAND COMPANY LLC
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Residential Development Specialists for Professional Builders
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646 East River Road
Anoka, MN 55303
Meridianlandcompany.com
(763) 323-0820
(763) 323-9105 (Fax)
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Starting in 1992, the following Minnesota neighborhoods were created with significiant
involvement by our staff, their consultants, and selected homebuilders.
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Cedar Creek Golf and Housing
Thurnbeck Ponds
Parkside Meadows, Parkview
Northridge
Pleasure Creek
Knoll Creek
Triplett Farms
Pine Glen
Birch Bay, Linden Place
Summerfield
Diffley Commons II
Spring brook
Winterwood
Mission Hills
Arbor Pointe
Windmill Run
Highland Villas
Brighton Green
Pintail Villas
Autumnwood
Edinbrook
-,
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Albertville
Wyoming
Montrose
Montrose
Blaine
Blaine
Annandale
Cottage Grove
White Bear lake
Eden Prairie
Eagan
Coon Rapids
Burnsville
Chanhassen
Inver Grove Heights
Chanhassen
Bloomington
New Brighton
Plymouth
Minnetonka
Brooklyn Park
408 SF
208 SF
235 SF
222 SF
193 SF
206 SF
152 SF
152 SF
420 SF
72 SF
220 TH
84 TH
43 TH
99 TH
55 TH
75 TH
126 TH
254 TH
180 TH
192 TH
132 TH
194 TH
140 TH
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ASSOCIATES
Park Plannmg
Landscape ArchItecture Site
Ptanning & Design
City Planning
Ingraham & Associates Inc.
Firm Description
Ingraham & Associates is a full service planning and landscape architecture design firm offering
consulting services to public and private sector clients. The firm specializes in park planning,
landscape architecture, site design, and land use planning, Ingraham & Associates is a dynamic
organization that emphasizes creative solutions and personalized services at reasonable rates. The
firm's planners and landscape architects have extensive experience working as consultants and staff
to local government. That knowledge of public planning and design translates into successful and
efficient project management for all of our clients, The I & A team produces park plans and designs
that balance environmental and site analysis with the design program and neighborhood desires. In
addition to our solid technical skills, we take pride in creating a strong communication link between
all project stakeholders. We use a variety of techniques to solicit public input and translate that input
into creati ve solutions, Excellence in communication is one of the most important attributes in
today's complex and multi-faceted environment and leads to project success.
Partial List of Public Clients
. CITY OF EDEN PRAIRIE, MINNESOTA (Richard T. Anderson and Birch Island Woods conservation
area master plans, Riley Lake Park renovations, Smetana Lake Park design, Round Lake Beach play area
design, park maintenance/storage site design, Round Lake Park renovation, and construction management)
. CITY OF LA KEVILLE, MINNESOTA (Valley Lake, Prairie Lakes, Lake Villa, Antler community and
neighborhood park plans, construction design and specifications, construction administration)
. CITY OF NEW BRIGHTON, MINNESOTA (City park and trail master plan, park revitalization plans,
Jones Lake and Creekview park design, construction plans and specifications)
. SOUTH WASHINGTON WATERSHED DISTRICT AND WASHINGTON COUNTY PARKS,
MINNESOTA (Environmental and recreation analysis, preparation of mitigation design alternatives for
Cottage Grove Ravine Regional Park and design of the proposed South Washington Greenway)
. CITY OF SHAKOPEE, MINNESOTA (Park and trail system plan, park and trail plans, soccer complex
design, and park dedication ordinances)
. CITY OF MINNEAPOLIS, MINNESOTA (East Lake Harriet Gateway Design - "Pathway to Peace"
sculptures.
. CITY OF DAYTON, MINNESOTA (Site and development plans, city planning, Comprehensive Plan,
MNRRA Critical Area Plan, Park and Trail Plan, historic village redevelopment plan, etc.)
. CITY OF AFTON, MINNESOTA (Comprehensive Plan, park and trail planning,)
. CITY OF LAKE CITY, MINNESOTA (Hok-Si-La Park revitalization and master plan)
. CITY OF EAGAN, MINNESOTA (Civic Center Master Plan, Land Use and Housing Plan, site design,
city planning, redevelopment planning)
. CITY OF ST. LoUIS PARK, MINNESOTA (Redevelopment master planning, environmental
planning, neighborhood revitalization, park planning, construction management)
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. CITY OF ARDEN HILLS, MINNESOTA (city, park and trail plan)
. BISMARCK PARK DISTRICT, NORTH DAKOTA (park and Trail Master Plan and District Strategic
Plan)
. BURLEIGH COUNTY, NORTH DAKOTA (County Fairgrounds Master Plan)
. CITY OF EAST GRAND FORKS, MINNESOTA (Red River Valley Greenway Plan and State
Recreation Area master plan)
. CITY OF GREENFIELD, MINNESOTA (city planning, park design, development planning)
. DAKOTA COUNTY, MINNESOTA (Miesville Ravine Regional Park Master Plan, Trail Plan &
Acquisition Plan, Off Leash Dog Area Study)
. ISANTI COUNTY, MINNESOTA (Dalbo Memorial Forest Park Master Plan)
. METROPOLITAN COUNCIL (Community Planning Forum Consultant)
. CITY OF WOODBURY, MINNESOTA (Marksgraf, Powers Lake and Carver Lake Beach Park master
plans)
. CITY OF WINTHROP, MINNESOTA (lake revitalization illustrations and model)
. CITY OF WEST ST. PAUL, MINNESOTA (Marthaler, Sports Complex and Harmon Park Master
Plans)
. MINNESOTA RIVER SCENIC BYWAY (Scenic Byway Plan and Marketing Plan)
. ZUMBROTA, MINNESOTA (Covered Bridge, East and West Park Master Plans)
. INVER GROVE HEIGHTS, MINNESOTA (Community Center Park Master Plan and play area
desi gn)
. CITY OF BECKER, MINNESOTA (park and trail master plan, park dedication ordinance)
. CITY OF HUTCHINSON, MINNESOTA (athletic complex master plan)
. CITY OF ST. PAUL, MINNESOTA (park design - Bruce Vento Conservation Area)
. CITY OF PRIOR LAKE, MINNESOTA (Park and trail system master plan, park financing study, and
park dedication ordinances)
. CITY OF CROOKSTON, MINNESOTA (park and trail system analysis, Central Park renovation plans,
Evergreen Park design)
. CITY OF EDINA, MINNESOTA (Off Leash Dog Park Study)
. CITY OF ROSEMOUNT, MINNESOTA (park and trail system plan, neighborhood and community
park design, park dedication policy)
. CITY OF CAMBRIDGE, MINNESOTA (River Park Master Plan, City Park, Trail & Open Space Plan)
. CITY OF HASTINGS, MINNESOTA (Recreation program evaluation and recommendations)
. DENMARK TOWNSHIP, MINNESOTA (Town planning, environmental planning)
. MOUNDS VIEW SCHOOL DISTRICT, CITIES OF MOUNDS VIEW, SHOREVIEW, NEW
BRIGHTON AND ARDEN HILLS (Athletic facility inventory and needs analysis)
. WHITE BEAR LAKE SCHOOL DISTRICT, CITIES OF WHITE BEAR LAKE, LINO LAKES,
NORTH OAKS AND WHITE BEAR LAKE TOWNSHIP (Athletic facility inventory and needs
analysis.)
. CITY OF ELK RIVER, MINNESOTA - as City staff(land use planning, site design, city planning and
zoning, park and playground design, plans and specifications, construction management)
. CITY OF BLOOMI~GTON, MINNESOTA - as City staff members (city planning. site and park design,
development review and approval, park planning, playground design, capital project financing,
construction administration, and project management)
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Development services
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THE COMPANY
RlK-Kuusisto, Ltd. is a professional consulting firm
providing civil engineering, planning, surveying and
landscape architecture to municipal, commercial,
residential and energy sector clients. Our company
maintains a tradition of excellence evident in our
innovative designs and customer satisfaction. Our
philosophy is to provide the highest quality, most
cost effective and functional projects. We believe
that project success is achieved through profession-
alism, careful planning, stringent design standards,
and effective communication. This philosophy,
along with personalized service, has allowed us to
develop and maintain long-lasting client relation-
ships.
Services include:
. Municipal and civil engineering
. Environmental engineering
. Capital improvement planning
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ment planning and design
. Public relations and govern-
ment approvals
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. landscape architecture
. land surveying/construction
staking and ALTA/ACSM surveys
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administration
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ANDOVER PROJECT EXPERIENCE
RLK-Kuusisto, Ltd. has had the opportunity to work
on a number of projects in the City of Andover. RLK's
projects have ranged from residential subdivisions,
commercial/retail developments, transportation
studies and community centers; our clients include
many private developers as well as the City of
Andover. RLK understands the City's
engineering/design standards and how to create a
project that is well designed and meets the standards
of the City, developer and permitting agencies.
The following is a brief overview of several Andover
projects:
Hanson Boulevard Tax Abatement
RLK conducted traffic engineering services to determine
the magnitude of present and future traffic on Hanson
Boulevard resulting from developments adjacent to the
Andover Community Center. Services included traffic
counts, trip generation estimates and a traffic report.
Andover Station
RLK-Kuusisto contracted with United Properties to provide
the planning, design and complete engineering services
for the 11.5 acre Andover Station site, located at Quinn
Street and Bunker Lake Boulevard. This project consists
of a shopping center with a grocery store, retail uses and
several pad sites for restaurants. The site is a
redevelopment of a Superfund site that is currently owned
by the City of Andover. Included as part of the plan is an
extensive pedestrian network that ties into the City's trail
system and a drive with a landscaped median. RLK was
responsible for the civil design and construction
observation services for a fully actuated traffic control
signal at the Bunker Lake Boulevard and Quinn Street
intersection.
Andover Community Center
RLK provided civil and traffic engineering services for the
pre-schematic, schematic, design development and
construction documents phases for the 15j: acre Andover
Community Center project. The site is located at the
Northwest quadrant of Crosstown Boulevard and Hanson
Boulevard in Andover, MN.
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ANDOVER PROJECT EXPERIENCE
Andover Marketplace East
United Properties and Ryan Companies US, Inc. formed a
partnership to develop the 29.acre second phase of the
Andover Station project. This first phase redeveloped
11.55 acres of a Superfund site to include a variety of
commercial uses, Phase II of the Andover Station project
is proposed as a mixed-use development and is now
identified as Andover Marketplace East. Commercial uses
are planned for the northern two-thirds of the site with a
Walgreens proposed near the northwest corner, along with
two restaurants just south of the drug store. The eastern
portion of the site is anchored by a Target Greatland
store, a third restaurant is also proposed. A substantial
pond and trail system is planned which will provide
pedestrian access throughout the site and will tie into the
City of Andover's extensive trail system, as well as provide
recreational opportunities for residents of the proposed
residential community. A residential community is
proposed in the southwest portion of the site and will
provide growth for the City of Andover while creating a
distinctive neighborhood near a vital commercial center.
Target Greatland at Andover Marketplace East
RLK provided the final site design, engineering, landscape
architecture and surveying services for development of a
Target Great/and store at the Andover Marketplace East
property. RLK guided the 12,6 acre parcel through the
City's PUD and platting processes and was an integral
member of the development team as the final plans were
approved for construction.
Walgreens Store at Andover Marketplace East
RLK provided engineering, landscape architecture and
surveying services for development of a Walgreens store
at Andover Marketplace East. This 1,6 acre project
included final plan preparation and obtaining a special
use permit for the drive through use.
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Andover Station North
Wetland Mitigation
RLK was responsible for the design and wetland
mitigation plans, which are approved for construction at
the Andover Station North site. RLK worked closely with
the Coon Creek Watershed District and City of Andover to
enable the mitigation plans to be approved and ready for
construction. The wetland design and mitigation for this
site will enable the Andover Marketplace East commercial
development to move forward. RLK was responsible for
the detailed civil design, while obtaining approval from the
City and Watershed.
The Village at Andover Station
RLK.Kuusisto, Ltd. is under contract with Bruggeman
Homes for the site design, civil engineering and platting
for this 8.65 acre townhouse development. With a site
density of over 8.5 units per acre, this site will utilize the
storm ponds within the Andover Marketplace East project.
The site has been fully approved, platted, and is currently
under construction.
Country Oaks West
This 71 acre site is in the initial concept design phase.
The initial concept plans identify approximately 100 single
family homes within the project site. RLK is under
contract with Pentagon Holdings for the site design,
surveying, engineering and project approvals.
Bunker lake Villages
The Bunker Lake Village project is located east of Hanson
Boulevard and approximately one-quarter mile north of
Bunker Lake Boulevard. RLK contracted with Hanson
Builders and developed a unique small lot single family
subdivision. Lot sizes are approximately 50-feet by 135-
feet, which creates an affordable and manageable 6,750
square foot lot. The site places single family structures
on the individual lots and an association is responsible
maintenance of the common area and building exteriors.
The project is fully approved, platted and is under
construction.
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ARCHITECTURAL
CONSORTIUM L.L.C.
~--~----_._-~-_.~_._-------_.._----~---1
901 ~jorth Third Street, Suite 220
Minneapolis. M~j SS401
612-436.4030
FAX 612.692-9960
Kathy Anderson AlA
Kathy is the founder and President of Architectural Consortium LLC. She is nationally
recognized in the retail industry as a creative force in designing and masterplanning
retail / mixed-use developments. Her 20 years of experience and talent as an architect
has won numerous design and development awards in commercial retail projects. Her
portfolio includes such highly acclaimed projects such as Arbor Lakes in Maple Grove,
Tamarack Village in Woodbury, and The Village in Blaine. Kathy received her Bachelor
of Architecture from the University of Minnesota. She taught design courses at the U of
M, was the 2002 President of the Minnesota Shopping Center Association, was awarded
the AlA Minnesota Y oungArchitect Citation, and received the City Business "40 under
40" recognition. She works closely with clients and communities to develop unique and
exciting environments that respond aestheticaly as well as functionally to the
requirements of the projects.
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Architectural Consortium LLC is a full service
architectural firm specializing in creative and
unique design solutions for commercial and
mixed-use developments, Established in 2003,
the firm has developed a diverse portfolio of
building types from Lifestyle centers, grocery
anchored centers, urban in-fill and renovation
of existing centers. This talented group of
architects brings a depth of experience and a
highly regarded reputation for maximizing value
in masterplanning and architectural design as
well as balancing the needs of the community,
the owner, and the retail industry.
Contact: Kathy Anderson AlA
President
J..\RCH ITE CTU RAL
CONSORTIUrvl L. L.C.
')01 t'-Jor:;-l Th,~:-:: Slr""et. S\li':~ ?:2n
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Kathy is the founder and President of
Architectural Consortium, LLC. She is
nationally recognized in the industry as a
creative force in designing and master
planning retail! mixed-use developments.
She is an experienced and talented architect
with numerous awards in commercial retail
projects. She works closely with clients and
communities to develop unique and exciting
architecture that responds aesthetically and
functionally to the requirements of the
projects.
Professional Background
Bachelor of Architecture; University of
Minnesota University of Tianjin, China
Registered Architect: Minnesota
American Institute of Architects (AlA)
Minnesota Shopping Center Association
(MSCA) - President, 2002
Caring Tree Foundation President, 2003
AlA Minnesota - Board of Directors
AlA Minneapolis Board of Directors
(1996-1999)
Richfield Visions 2000 Committee
International Council of Shopping Centers
(ICSe)
Minnesota Commercial Real Estate Women
(MNCREW)
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Firm Experience
KKE Architects, Inc. -1983-2003
BRW, Inc. - 1986 - 1989
Architectural Consortium LLC - 2003 -
Personal Awards
. AlA Minnesota Young Architect Citation,
1998
. Midwest Real Estate News "Top 25 Whiz
Kids" 1998
. City Business "40 Under 40", 1996
Professional Awards
. The Village; City Business "Best in Real
Estate 2001"
. Arbor Lakes, Excellence in Masonry and
Concrete Design Award; Minnesota
Concrete & Masonry Contractors
Association (MC&MCA), 2002
. Brookdale Corner, Excellence in Masonry
and Concrete Design Award; Minnesota
Concrete & Masonry Contractors
Association (MC&MCA), 2002
President
Kathy Anderson, AlA
. Cascade Professional Building, Award of
Excellence; National Association of
Industrial Office Properties (NAIOP), 2000
. Chrysalis - A Center for Women, Award of
Excellence; National Association of
Industrial Office Properties (NAIOP), 2000
. Arbor Lakes, STARR Award of Excellence'
Minnesota Shopping Center Association '
(MSCA), 2000
. Kowalski's Marketplace, STARR Award of
Excellence; Minnesota Shopping Center
Association (MSCA), 2000
. Calhoun Commons, STARR Award of
Excellence; Minnesota Shopping Center
Association (MSCA), 1999
. Rainbow Village, STARR Award of
Excellence; Minnesota Shopping Center
Association (MSCA), 1999
. Plymouth Town Center; CityBusiness
"Best in Real Estate 1998"
. SICK Optic Electronics, Award of
Excellence; National Association of
Industrial Office Properties (NAIOP), 1999
. Tamarack Village, Superior Achievement
in Design and Imaging (SADI); Shopping
Center World Magazine, 1998
. Tamarack Village, Certificate of Merit;
International Council of Shopping Centers
(ICSC), 1998
. Tamarack VillaQe. STARR Award of
Excellence; Minnesota Shopping Center
Association (MSCA), 1997
. Pier I Imports, STARR Award of
Excellence; Minnesota Shopping Center
Association (MSCA), 1997
. Golden Valley Commons, STARR Award
of Excellence; Minnesota Shopping
Center Association (MSCA), 1997
. Circuit City, Excellence in Masonry and
Concrete Design Award; Minnesota
Concrete & Masonry Contractors
Association (MC&MCA), 1997
. Park Village, Excellence in Masonry and
Concrete Design Award; Minnesota
Concrete & Masonry Contractors
Association (MC&MCA), 1995
. Woodbury Village, Innovation in Design &
Construction Award; International Council
of Shopping Centers (ICSC), 1993
. Woodbury Village, STARR Award of
Excellence; Minnesota Shopping Center
Association (MSCA), 1993
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. SuperAmerica, STARR Award of
Excellence; Minnesota Shopping Center
Association (MSCA), 1993
. SuperAmerica, CUE Award; Minneapolis
Committee on Urban Environment, 1993
. Best Buy, STARR Award of Excellence;
Minnesota Shopping Center Association
(MSCA),1993
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Project Experience
Retail
. Laurel Village Repositioning; Minneapolis,
Minnesota
. Arbor Lakes; Maple Grove, Minnesota
. Calhoun Commons; Minneapolis,
Minnesota
. Centennial Lakes Shopping Center
(BRW); Edina, Minnesota
. Chaska Commons; Chaska, Minnesota
. Cottage Grove Plaza; Cottage Grove,
Minnesota
. Galtier Plaza Renovation; Saint Paul,
Minnesota
. Golden Valley Commons; Golden Valley,
Minnesota
. Highland Crossing (Opus); Highland Park,
Minnesota
. Kowalski's; Woodbury, Minnesota
. Loehmann's Plaza Renovation;
Bloomington, Minnesota
. Mound Marketplace, Mound, Minnesota
. Northgate Village; Modesto, California
. Northtown Village Shopping Center;
Coon Rapids, Minnesota
. Park Village Shopping Center;
Sl. Louis Park, Minnesota
. Plymouth Collection; Plymouth, Minnesota
. Plymouth Station; Plymouth, Minnesota
. Plymouth Town Center; Plymouth,
Minnesota
. Rainbow Village; St. Cloud, Minnesota
. Riverdale Village; Coon Rapids,
Minnesota
. The Shoppes @ Arbor Lakes;
Maple Grove, Minnesota
. Southdale Remodeling; Edina, Minnesota
. Southtown Renovation; Bloomington,
Minnesota
. SuperAmerica 22"d & Lyndale;
Minneapolis, Minnesota
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Kathy Anderson, AlA
. SuperAmerica 25th & Hennepin;
Minneapolis, Minnesota
. Tamarack Village Shopping Center;
Woodbury, Minnesota
. The Village; Blaine, Minnesota
. Woodbury Village Shopping Center;
Woodbury, Minnesota
. Woodbury Village Green; Woodbury,
Minnesota
. Yorktown Mall Renovation; Edina,
Minnesota
. Southwest Station, Eden Prairie,
Minnesota
Office
. Victoria Office; Victoria, Minnesota
. Great Northern Bank; Sl. Michael,
Minnesota
. Accurate Component Sales;
New Brighton, Minnesota
. Cascade Professional Building;
Eden Prairie, Minnesota
. Centennial Lakes Medical Office (BRW);
Edina, Minnesota
. Chrysalis, A Center for Women;
Minneapolis, Minnesota
. Dahlberg Corporation Headquarters;
Golden Valley, Minnesota
. Excel Bank; Minneapolis, Minnesota
. Grow Biz Corporate Headquarters;
Golden Valley, Minnesota
. Riverside Bank; Plymouth, Minnesota
. Service Ideas; Woodbury, Minnesota
. SICK Optic Electronics; Bloomington,
Minnesota
. Sterling Bank; Coon Rapids, Minnesota
Education
. KMS High School; Kerkoven, Minnesota
. Rockford Elementary School; Rockford,
Minnesota
Civic
. Chanhassen Community Center;
Chanhassen, Minnesota
. Glencoe City Administration; Glencoe,
Minnesota
. WORK PERFORMED WHILE AT ANOTHER FIRM
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! PROJECT PROPOSAL: ANDOVER STATION NORTH. ANDOVER, MINNESOTA
DEVELOPMENT PROPOSAL
FOR
ANDOVER
STATION NORTH
~NDbVE~
APRIL 7, 2004
Prepared for review by the
ANDOVER ECONOMIC DEVELOPMENT AUTHORITY
Submitted by:
TOWN &1 COUNTRY HOMES
America's House of Qualil},nl
Contact: Krista Flemming, Land Acq. Manager
7615 Smetana Lane, Suite 180
Eden Prairie, MN 55344
Phone: 952.253.0448 Fax: 952.944.3437
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TOWN &: c!~TRY HOMES
I'vlinncsota Division
April 7, 2004
Will Neumeister, Community Developmcnt Director
City of Andover
1685 Crosstown Boulcvard
Andover, MN 55304
RE: Project Proposal for Andover Station North
Dear Mr. Ncumeister:
Thank you for the opportunity to propose on Andover Station North. Although our staff and
consultants have the capabilities necessary to master plan the area, we opted to focus on the
residential component of thc site. This provides the option for us to team up and co-develop the
site with the city's favored commercial developer. Thrce of our last five developmcnts
encountered this type of scenario, and have been very successful. Examples arc included with the
attachcd proposal.
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Our residential plan providcs a suitable transition from the existing neighborhood to the future
commercial area. A gazebo, or pergola, amenity will be placed in an open space connecting the
adjacent wetland to the community, and views all along the street. The unique architecture of our
Chateau Collection tmmhomcs also creates more visual variety and enhancement to thc street
scene by alternating end unit types. This architecture was recently developed by Town &
Country and is unique to most, if not all, back-to-back townhomc products in the metro area.
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Terry Matula takes all principal duties for development and acquisition at TOVvTI & Country
Homes. He is supported by myself, Krista Flcmming, coordinator of acquisition and
development review process; Kevin Clark, director of development activities; Dave Klee, field
manager of infrastructure development, and Krista Novack, coordinator of city requirements and
home mmer's association issues. Westwood Professional Services is the consultant assisting
with Planning, Engineering and Surveying \vork.
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We hold our tcam to thc highest standard of professionalism, ethics, and dcvelopmcnt practice to
produce exceptional results for land scllcrs, cities, neighborhoods, homebuyers, and our company.
We look forward to sharing our philosophy and experience with the City of Andover.
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Sincerely,
Krista R. Flemming
Land Acquisition ~'lanagcr
7615 Slller.me1 LlIw, SuIte 180 . Fdel1 I'r,1iric, \1:\ 55)-H
(952) 9-H-)-\ 55' Fa, (LJj2) 9-H-3-+37 \1" Guilder LilTI1,c;;9 \17
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i PROJECT PROPOSAL: ANDOVER STATION NORTH - ANDOVER, MINNESOTA
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TABLE OF CONTENTS
I. The Developer, Town & Country Homes
II. Developer Experience
III. Development Team Composition
Tv: References
V. Philosophy and Project Understanding
VI. Development Schedule
VII. Purchase Price
VIII. Concept Plan and Townhome Information
IX. Other Examples
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~OJECT PROPOSAL: ANDOVER STATION NORTH - ANDOVER, MINNESOTA
LI~4~~evelol'er .. Town & Country Home~
Our development team consists of seasoned professionals specialized in all facets of the development
process. The Town & Country Team is supported by Westwood Professional Services to perform
planning, engineering and surveying.
Town & Countrv Homes ~ Company_Ove~iew ]
Privately held national developer-builder operating in Minnesota, Illinois, and Florida
10th year of operation in the Twin Cities
70 full-time employees including construction and sales managers
Over 2,000 homes built and sold with over 1,000 acres of/and acquired since 1994
Versatile community and residential builder-developer
Market focus toward first-time and move-up homebuyer
Substantial financial capabilities through Harris Bank & Trust
Current and Completed Neighborhoods (Most communities consist of our seven different multiple
family products, with two communities of our single family product): Centennial Crossings, The
Oaks at Weaver Lake, and The Grove at Elm Creek in Maple Grove; Deacon's Walk in Blaine; Holly
Creek and Harvest Hills in Plymouth, Providence Pointe in Shakopee; Traditions at Clover Ridge in
Chaska, Crosswinds, Cornerstone Lake, and Springbrook in Lakeville; Oakcrest Village in Oakdale,
Legacy Square in Apple Valley; The Enclave in Eagan, Heritage Square in Maplewood; Pine brook
Commons in Brooklyn Park; and Liberty in Chanhassen.
[ Town & Country Development Team]
Terry Matula, Vice President of Land Acquisition and Development
Terry leads land acquisition and development for the company. 25 years of experience in all forms of
development with an aggregate value in excess of $3 billion.
Kevin Clark, Director of Development
Kevin directs site planning, infrastructure development, and public improvements activities. 20 years
of experience in design, development, and construction of residential communities.
Krista Flemming, Land Acquisition Manager
Krista manages land acquisition, research, and site planning activities. 7 years experience including
comprehensive municipal planning and public review process.
Dave Klee, Site Development Project Manager
Dave manages all site development activities. Responsible for over $250 million worth of private
development work and public improvements in the past 25 years.
Krista Novack, Assistant Project Manager
Krista assists with acquisition research, site planning, city coordination, and development activities.
Plays a key role in association maintained community development.
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PROJECT PROPOSAL: ANDOVER STATION NORTH - ANDOVER, MINNESOTA
LII.Develol'er EXl'etieJ)ce 1
Town & Country Homes has been successful with master-developed, mixed-use communities in the past
few years. The following community list and description identifies those most similar to Andover Station
North. Product and site plan examples of each development are included later in the proposal.
1. Legacy Square of Legacy Village, Apple Valley - 105 Row Townhomes
May 2002 - Present
Legacy Village of Apple Valley is a master-planned community in the heart of Apple Valley. The overall plan
includes a mix of commercial/retail, office, general occupancy apartments, senior housing, 105 owner-occupied
townhomes complementing the urban center theme desired by the city. It includes elaborate open spaces and park
amenities, decorative lighting, and emphasis on pedestrian-friendly neighborhoods and connectivity with a variety
of services and life style housing.
2. Heritage Square of Legacy Village, Maplewood - 220 Rowand Back-to.Back Townhomes
July 2003 - Present
Legacy Village of Maplewood is a master-planned community near the Maplewood Mall and St. John's HospitaL
The overall plan includes a mix of commercial/retail, general occupancy apartments, senior housing, rental
townhomes, and 220 owner-occupied townhomes complementing the urban center theme desired by the city, It
includes elaborate open spaces, signature streets with round-abouts adding to the character of an urban center,
decorative lighting, and emphasis on pedestrian-friendly neighborhoods and connectivity with a variety of services
and life style housing.
3. Oakcrest Village, Oakdale - 90 Row Townhomes
May 2003 - Present
Oakcrest Village of Oak dale is a master-planned community offHwy. 694 and 10th Street. The overall plan
includes commercial, office, and 90 owner-occupied townhomes complementing existing developments, providing
a "critical mass", and bringing balance to a highly visible area, as desired by the city. It is anchored by the Health
East Medical Facility and includes strip and free-standing commercial, open space with amenities, significant area
street improvements, decorative lighting, and emphasis on pedestrian-friendly neighborhoods and connectivity
with a variety of services and life style housing.
4. Pinebrook Commons, Brooklyn Park - 50 Back-to-Back Townhomes
July 2002 - Present
Pinebrook Commons of Oakdale is a modest, stand-alone, residential development off Hwy. 610 and Noble
Parkway. The overall plan includes 50 townhomes (Chateau) with open space amenities (gazebo & fountain) to
complete the transition from single family to commercial uses.
5. Traditions at Clover Ridge, Chaska - 128 Homes: Mix of Single family,
Rowand Back-to-Back Townhomes
July 2002 - Present
Traditions at Clover Ridge in Chaska is a residential, master-planned community in the City's unique Clover Ridge
development off Hwy, 10, The Traditions plan includes a mix of 100 neotraditional-style, single family homes, 78
owner-occupied row townhomes, and 50 back-to-back townhomes complementing the neotraditional village
theme desired by the city. It includes elaborate open spaces, signature streets with round-abouts, decorative
lighting, and emphasis on pedestrian-friendly neighborhoods and connectivity, and the provision of affordable
housing with PUD ordinance provisions.
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PROJECT PROPOSAL: ANDOVER STATION NORTH - ANDOVER, MINNESOTA
[III. Development Team Composition ~
In addition to the Town & Country Team described earlier in the proposal, Westwood Professional
Services was chosen to prepare site plans, surveys, grading, street and utility plans, and coordinate
infrastructure development. Westwood has exceptional experience with commercial, retail, office,
industrial and residential plans as well as coordination of mixed use developments. Westwood was the
lead consultant on our Oakcrest Village development, which was coordinated through a master
commercial!office developer.
Westwood Professional Services ' Com~ Overview j
Westwood Professional Services, Inc. is a multi-disciplinary consulting firm providing Land Surveying,
Civil Engineering, Transportation Engineering, Landscape Architecture, Planning and Environmental
Services. Westwood has been known for its consistent quality and service in a timely manner for more
than 30 years.
Westwood Team
Chris Moehrl, Project Engineer
Chris manages site engineering and development coordination. He has experience in construction
observation, contract management, surveying, engineering design of sites, roads, utilities, and ponds, and
overall project management. Today with more than 7 years at Westwood he has been registered as a
Professional Engineer in the State of Minnesota and now holds the position of Project Manager
overseeing multiple residential and commercial projects. He was recently the lead engineer for Oakcrest
Village in Oakdale, a similar-sized, mixed-use development currently under construction.
Daren Laberee, Project Planner and Landscape Architect
Daren is the key person for site planning and landscape design. He has been working at Westwood for 5
years planning multiple residential and mixed used communities. Before coming to Westwood, Daren
worked for a landscape contracting company giving him a strong background in construction details and
plant hardiness.
Craig Morse, Project Surveyor
Craig is a Senior Surveyor for Westwood providing office supervision for the survey support personnel,
client interaction along with interactions between the various disciplines employed at Westwood, and
perform typical survey functions such as boundary, land development surveys and right-of-way legal
assistance. In addition to use and application of digital based survey equipment and operation, Craig has
extensive experience with the Westwood CAD systems including AutoCAD layout, survey and COGO
application software and all facets of GPS surveying.
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PROJECT PROPOSAL: ANDOVER STATION NORTH - ANDOVER, MINNESOTA
[IV: References l
Jack Brandt and Elizabeth Kautz -Hartford Group
Principals for the Master Development of Legacy Village in Apple Valley and Maplewood
12100 Singletree Lane, Suite 103
Eden Prairie, MN 55344
Phone: (952) 746-1203
Mary Hammond-Roland - City of Apple Valley
Apple Valley Mayor involved with approvals of Legacy Square of Legacy Village
350 St. Peter St. Suite 200
St. Paul, MN 55102
Phone: (651) 287-8891
Melinda Coleman - City of Maplewood
Maplewood Assisranr City Manager involved with approvals of Heritage Square of Legacy Village
1830 County Road B
Maplewood, MN 55109
Phone: (651) 249-2052
Dick Zehring and Alex Young - MSP Commercial
Principals for the Masrer Development of Oakcrest Village in Oakdale
350 Sr. Peter St. Suite 200
St. Paul, MN 55102
Phone: (651) 287-8891
Dan Hartman - City of Oakdale
Oakdale Assistant City Manager involved with approvals of Oakcrest Village
1584 Hadley Ave. N.
Oakdale, MN 55128
Phone: (651) 730-2809
Cindy Sherman - City of Brooklyn Park
Brooklyn Park Senior Planner involved with approvals of Pine brook Commons
5200 85th Ave. N
Brooklyn Park, MN 55443
Phone: (763) 493-8051
Kevin Ringwald - City of Chaska
Chaska Community Development Director involved with approvals of Traditions at Clover Ridge
One City Hall Plaza
Chaska, MN 55318
Phone: (952) 448-2851
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PROJECT PROPOSAL: ANDOVER STATION NORTH - ANDO~g,~~~.9TA
rv: Philosophy and Project UnderstandingJ
[ PhilosoQhy 1
At Town & Country Homes, we are proud of the credibility we've established with municipalities,
governmental agencies, and elected officials, and the fact that cities will point to our developments as
models for their community. We understand that municipalities are expecting more, and the public
oversight, involvement, and confidence is essential to success and timely results. This shows with the
improvements to character, quality, and design in every new development. We know how to manage this
creative process, and expect our team of designers, engineer, scientists, and contractors to produce
exceptional results that meet the municipal desires and company's objectives.
We are also pleased with our record in gaining project approvals and closing on land acquisitions. We
have one of the highest "closing" rates in the business. Nearly all deals successfully get the closing table
and executed in a timely manner. It is this level of success that we bring to bear in every land transaction
and development effort. Our approach to every deal and land seller is transparency in the relationship.
This partnership approach is crucial to the preservation and enhancement of land and community values.
[rroject Concept j
Our residential concept plan includes our Chateau Collection. Generally, slab-on-grade, two-story, back-
to-back products and its floor plan have been one of the most, well-received plans in today's marketplace.
The Chateau Collection architecture presents a unique variation to the interior and exterior plans,
without compromising its popular features, We vary the styles of two end units from the other two end
units of a single building. One end unit provides an angled, window feature with a front door facing the
street while the other end unit presents a squarer, porch-like feature with the front door next to the
garage. These features offer more street-scene uniqueness by alternating the unitslbuildings throughout
the site plan.
The target markets for this product are first-time homebuyers, couples, and single professionals, but are
not limited to this group of home buyers. The base pricing ranges between $185,000 and $210,000.
The proposed concept shows 108 owner-occupied townhomes next to existing single family homes and a
wetland. The gross density is 6.7 units per acre on approximately 16 acres (includes adjacent property
owner land area), and provides a nice transition from less intense uses to the commercial area.
The site plan incorporates a ponding area and some tree preservation with site planning that limits
imposing views to the existing neighborhood. The development offers a gazebo amenity near the
wetland, across from commercial/retail uses. Other amenities such as street lighting, etc., necessary to
continue desired themes and development cohesiveness can also be integrated with the plan.
This community would also offer maintenance-free living through its homeowner's association.
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~JECT PROPOSAL: ANDOVER STATION NORTH. ANDOVER, MINNESOTA
I VI. Development Schedule;
Town & Country Homes has generally engaged in a more supportive, co-developer role with recent
mixed use developments, and executed developments successfully. A master developer, or co-
development agreement, is necessary to make sure architecture, decorative features, amenities,
connectivity, etc., are cohesively integrated into the plan. We are willing to work with a master
developer, or co-develop, with the City's developer of choice. Our goal is to meet the city's development
expectations while also making use of the 2004 development season. From our perspective, the ideal
timing for this collaborative effort is as follows, but we are also receptive to agreement terms that work
with other phasing scenarios.
1. Execute Development Agreement with Andover EDA
May 2004
2. Prepare detailed grading, street, and utility plans reflecting
the EDA's preferred concept plan and submit preliminary
plat application
June 2004
3. Complete Preliminary Plat Approvals
Aug 2004
4. Begin Final Plat process and Close on the property
Sept 2004
5. Begin site grading, utility work and street preparation
Oct 2004
6. Advance sitework to the point which model construction
could begin
Nov 2004
7. Complete all unfinished site development work
Summer 2005
I VII. Purchase Price j
The city and general site location are favorable for a mixed use development. Our market research
indicates a demand for this type of residential product in the Andover area. However, some adjacent
conditions are less desirable for homeownership. Therefore, we believe there is an agreeable fair market
value to balance the site amenities against deficiencies.
As a private company, we have the ability to negotiate unique deal structures to meet the needs of the
seller and ourselves. We are open to negotiate the terms and pricing (e.g. price per acre, price per
approved unit, full closing following preliminary plat approval, etc.) with you and through any co-
development efforts the city views necessary.
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ANDOVER STATION NORTH
(Sites 8 and 9)
ANDOVER,MN
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POSITIVE COMPANIES, INC.
668 Jenks Avenue
St. Paul, MN 55106
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04/12/2004 14:00 FAX 612 781 0123
CONSTRUCTION 70
141002
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POSITIVE COMPANIES, INC.
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Dear Will:
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Positive Companies, Inc. is pleased to present a proposal for Sites 8 and 9 of your new
development known as "Andover Station North". We would be limiting our proposal to
sites 8 and 9 at this time based on our expertise in retail development.
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Our Development Team brings a great deal of experience to the table, and we feel that
we can add an important element to your site. We are confident that small to medium
sized retail tenants will be very interested in the location and building product that we
have to offer.
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We propose constructing two (2) first class retail buildings between 15,000 and 20,000
square feet each. They would have matching decorative facades and first rate
materials.
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Please consider the enclosed information and do not hesitate to call if you have any
questions or concerns. I can be reached at 612-723-5447.
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Sincerely,
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Jay w. Feider
President
DEVELOPMENT TEAM
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TABLE OF CONTENTS
1. Title Sheet
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Cover Letter
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Table of Contents
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Relevant Experience of the Developer's Team
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Development Team Composition
. Jay W, Feider
. Jeff Wallis
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Statement of Philosophy and Project
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8. Overall Project Schedule
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Proposed Purchase Price
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RELEVANT EXPERIENCE OF THE DEVELOPER'S
TEAM
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. Knowlan Retail- Woodbury, MN (1998)
10,000 square foot retail center, approximately $1.5 million
See attached picture
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. Eagle Valley Marketplace - Woodbury, MN (2002)
20,000 square foot retail center, approximately $3 million
See attached picture
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. Stillwater Marketplace - Stillwater, MN
9,000 square foot retail center, approximately $1.4 million
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. Liberty Village - Stillwater, MN
20,000 square foot retail! office condo, approximately $2.3 million
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15,000 square foot retail center, approximately $2 million
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PROJECT TEAM
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DEVELOPER'S TEAM
Owner
Andover Station Retail, LLC
Developer
Positive Companies, Inc.
Jay W. Feider
612-723-5447
Leasina
Mondo Management
Jeff Wallis
651-247-1434
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President - Positive Companies, Inc.
Jay W. Feider
651-776-6100
In 2004, Jay formed Positive Companies, Inc. to develop and build
commercial real estate for long term investments. Jay has a wide
range of experience including; restaurants, retail, office,
warehouse, medical, automotive repair, car dealerships, ice arenas,
health clubs, parking ramps, gas-convenience stores and
communications facilities. His favorite is design build projects,
helping the customer from start to finish. He takes pride in building
repeat customer relationships.
Jay has been working in the construction industry since 1979.
Education
Dunwoody Industrial Institute, St. Paul Technical Vocational
Institute, Rasmussen Business College
Education
1985 - 1992 ECI Construction / Gresser Companies
1992 - 1994 Derrick Construction
1994 - 2003 Construction 70, Inc.
Representative Project Experience
Target
Stow, Ohio
Stillwater Marketplace I - IV
Stillwater, MN
Einstein Bro, Bagels
Various Locations
Minneapolis/St. Paul, MN
LeeAnn Chin
Various Locations
Minneapolis/St. Paul, MN
Jiffy Lube
Fridley, MN
CHRONIMED, Inc.
Minnetonka, MN
Borders Books
Woodbury, MN
Eagle Valley Marketplace
Woodbury, MN
Best Buy Co.
Fargo, ND
Wisconsin Magento, Inc.
Anoka, MN
Project Manager Assistant
Wendy Literski
651-776-6100
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JEFFREY S. WALLIS
629 Greenbrier Street
St. Paul, MN 55106
(651) 767-8688
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PROFESSIONAL LICENSES:
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Minnesota Real Estate Sales/Broker's License
1992-Present
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WORK & DEVELOPMENT EXPERIENCE:
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Mondo Management L.L.C., St. Paul, MN
October, 2000 - Present
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PRINCIPAL
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Full Service Commercial Brokerage including Tenant Representation, Commercial Leasing,
Property Management and Development Services within the metro area. Currently involved in
more than $120,000,000 of development work in a variety of projects including; Eagle Valley
Marketplace in Woodbury, MN (retail strip center); Stillwater Marketplace in Stillwater, MN
(retail strip center); Lowertown Bluffs Sustainable Urban Village in St. Paul, MN (Condo
project with approx 275 affordable "loft style" homes and 50,000 square feet of commercial
space) and The Lofts of Stillwater in Stillwater, MN (60 luxury condominium homes).
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Venture Real Estate and Dev. Corp, St. Paul, MN
March, 1998-August, 2000
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SENIOR PARTNER
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Development and Tenant Representation Services Specialist. Secured and implemented several
Development projects between 1998-2000. Involved in 20+ Tenant Representative transactions.
Began urban development work with various partnerships.
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Walsh Partners/The WalshDunsmore Company
May 1992 - February 1998
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SENIOR PARTNER
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Tenant Representation and Development work resulting in more than 500,000 square feet of
commercial real estate transactions and development projects. Completed more than 100 leases
within the 5+ year period. Worked as primary contact point on many development/leasing
projects throughout the metro area. Exclusive Tenant Representation Services Specialist.
Provided fee based consulting for renewal and build-to-suit clients.
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STATEMENT OF PHILOSOPHY
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PROJECT UNDERSTANDING
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It our understanding that the City is looking for a first class upscale retail
center to compliment the overall mixed-use development and service the
community.
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Our philosophy is to develop and build upscale projects in great locations
for long-term investment opportunities.
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. Sign Purchase Agreement - Summer 2004
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. Install Leasing Signage and Advertise for Tenants - Summer 2004
through Spring 2005
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. Close on Land - Spring 2005
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PROPOSED PURCHASE PRICE
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We would be willing to negotiate with the City on a fair price the would
include the land, required roadways, utilities and infrastructure required for
a successful retail and overall mixed-use development area.
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Andover Station North
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, Telephone 952-229-6000
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Letter of Introduction
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Firm Qualifications
Development Issues
Table of Contents
Qualification of Development Team Members
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References
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Statement of Philosophy
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Page 1
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Page 7
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Page 17
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RYLAND
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The Ryland Group, Inc.
April 7, 2004
7600 Executive Drive
Ede!1 Prairie, MN 55344
Contractor's Lic # 20035443
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Mr. Will Neumeister
Community Development Director
City of Andover
1685 Crosstown Boulevard
Andover, MN 55304
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Re: Andover Station North
Request for Qualifications
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Thank you for the opportunity to submit our qualifications for developing the residential
component of Andover Station North. Ryland Homes brings a wealth of experience to
development projects that are similar in scope to what is proposed. Ryland is currently
developing and redeveloping sites throughout the Twin Cities metropolitan region. Currently we
have redevelopment projects in New Hope, Circle Pines, and Hopkins. The New Hope project is
in response to the City's desire to redevelop property near Winnetka Ave. and Bass Lake Road.
As you know development projects require a committed developer who will successfully navigate
the numerous issues that arise when a public entity develops property. Ryland's project
experience demonstrates that we can successfully complete the development of the Andover
Station North
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Ryland Homes is interested in developing the 1 O-acre residential parcel that is located along the
west property line of Andover Station North. We have prepared a site plan that proposes 60
Heritage Condominium Homes. The Heritage Condominium is a two-story structure that can be
built in groups of 6 or 8 homes. We selected the Heritage Condominium for Andover Station
North because it creates a harmonies transition between the existing single-family homes to the
west and the proposed future commercial uses to the east. The Heritage Condominium offers
three model types. The end units of the building consist of two one-story flats stacked on top of
each other. The lower unit is very senior friendly because it offers single level living without any
steps to navigate. The upper level flat is a spacious 3-bedroom home that provides many options
for the homeowner. The remaining units in the middle of the building are two story homes with
three bedrooms. The advantage of the Heritage Condominium is that is constructed without a
basement thus eliminating the concerns of a high water table. The Heritage Condominium also
offers three distinct floor plans that provide three life style and life cycle options for homebuyers.
Attached are elevations and floor plans for the Heritage Condominium for your review.
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The Ryland team will consist of Wayne Soojian, President of the Twin Cities Division of Ryland
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Development Coordinator for Ryland Homes. Brian Sullivan will be Ryland's project manager
for this project. Ryland will team with RLK-Kuusisto Ltd. to provide planning and engineering
assistance Ryland will internally fund this development eliminating the need to find outside
investors.
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Ryland Homes recognizes the development of the North Central Business District is an integral
component of the City's desire to build a vibrant sustainable mixed-use development. We believe
that our Heritage Condominium is a well designed and attractive home that will exceed the
expectations of the City. We invite you to visit some of our communities to view first hand the
quality of our communities
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After reviewing our qualifications we believe you will fmd that Ryland Homes has the creativity
and resources needed to develop Andover Station North. We look forward to working with the
City of Andover on this ambitious project. You can contact me at 952-229-6000.
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Sincerely
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Land Resources Coordinator
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Firm Qualifications
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Ryland Homes
Ryland Homes is one of the nations largest homebuilders and a leading mortgage finance
company. Founded in 1967, Ryland Homes has build over 200,000 homes. Ryland Mortgage
Company, founded in 1978, has provided mortgage financing and other related services to more
than 165,000 homebuyers. Ryland homes have been in the Twin Cities for 10 years and we have
quickly become one ofthe regions top homebuilders. For the year 2003 Ryland built more that
600 homes throughout the metropolitan area.
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Ryland Homes employees nearly 100 full time employees. Ryland Team members who will be
working on the project have a diverse background. Team members consist of planners, architects,
landscape architects, engineers, marketing, and fmance and construction management. Ryland
team members provide a multidisciplinary approach to developing projects that are innovative and
meet life-cycle choices of demanding homebuyers.
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Ryland is building homes in 9 communities throughout the metropolitan area, Our model line of
homes consists of eight different collections that have numerous elevations, floor plans and
options. This extensive collection of homes allows Ryland to meet the needs of individual
markets. Our collection of homes includes single-family homes, townhomes, and condominiums.
We have developed a collection of homes that are specifically designed for a traditional
residential neighborhood and homes that are designed for suburban living.
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Current Active Projects iu the Twin Cities area include:
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Town Course Heights in Chaska, MN
This project consisted of 40 single-family lots, 36 Heritage Condominiums, and 68 Prairie
Townhomes adjacent to Town Course Heights Golf Course in Chaska, Ryland Homes developed
the property, which is approximately 50% complete.
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Hennepin Village in Eden Prairie, MN
Hennepin Village is a 700-unit development that consists of 4 home styles. The project
will consist of240 Carriage Townhomes, 244 Prairie Town Homes, 102 Village Single Family
Homes and 122 Village Single Level Homes. Pemtom Land Co developed the project, which is
approximately 40% complete.
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Hawthorne in Apple Valley MN
This project consisted of 90 Heritage Condominiums, 76 Prairie Townhomes, and 208
Carriage Townhomes. Ryland Homes developed the property and we are 75% complete with the
proj ect.
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Riverside Fields, Shakopee, MN
This project consisted of 108 Single Family Traditions Homes. The project opened for
sales in January of2004 and is approximately 5% complete and was developed by Ryland Homes.
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Riverside Grove, Shako pee, MN
This project consists of 54 Heritage Condominiums and 124 Carriage Townhomes, A
former landfill was re-mediated to current MPCA standards as part of the development of the
project. The project is 75% complete and was developed by Ryland Homes.
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Savanna Pointe at Dean Lakes, Shako pee, MN
Savanna Pointe is a mixed-use development with 28 Single Family Homes, 84 Village
Single Family and Single Level Homes, and 183 Carriage Townhomes. Site construction started
in March of2004. The project developer is the Ryan Companies US.
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The Fields of Nan terre, Plymouth MN
This project consists of 164 Executive Townhomes on 45 acres. Ryland Homes developed
the property and is actively selling homes in the project which is 20% complete
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Winnetka Green, New Hope, MN
Ryland Homes is the developer for this redevelopment project in New Hope. That is
scheduled to break ground in June of 2004. The project will consist of 84 Heritage
Condominiums and 117 Carriage Townhomes.
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Village at Circle Pines, Circle Pines, MN
This is a redevelopment project for the City of Circle Pines. The project included 102
Heritage Condominiums and 94 Carriage Townhomes. The developer ofthe property was the
Beard Group Inc. The project is 80% complete. Ryland expects to be finished by the end of the
year.
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Meadow Pond, St. Michael, MN
Meadow Pond is a single-family development with 27 Crest Pointe Homes and 86
Traditions Homes. Insignia Development developed the site. Ryland has finished approximately
50 % of the project.
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Williams Place, Eden Prairie, MN
This site consists of 48 Condominium Flats and 75 single-family homes. Site construction
started the fall of2003 and the project is approximately 30% complete. Williams Place was
developed by Ryland Homes.
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Turnberry, Woodbury, MN
This project consists of 140 single family Tradition Homes and 80 Prairie Townhomes.
The project was developed by Arcon and is approximately 25% complete.
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Development Issues
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Market Analysis:
Ryland Homes has conducted a preliminary market analysis of the residential trends in the
Andover market and we are confident that the Heritage Condominium will be accepted by the
market and should sell at a rate of 4 to 5 units per month. We estimate that the sales price of these
units will vary from the mid $100,000 to nearly $200,000.
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Thoroughfare Upgrades
Ryland Homes will work cooperatively with the City and the County on the completion of road
improvements for Bunker Lake Boulevard and Hanson Boulevard. The costs of any offsite
improvements will be a consideration in determining the fmal purchase price of the property.
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Project Schedule:
Ryland Homes would like to work in an expedited manner to gain approvals so that we could be
under construction with our model units in late fall of2004. To accomplish this will require an
aggressive schedule to obtain development approvals. Our proposed timeline would be as
follows:
May 2004
June 2004
July 2004
August 2004
September 2004
September 2004
November 2004
Enter into Developer Agreement
Submit Preliminary Plans
Receive Preliminary Plat Approval
Start Rough Grading the Property
Receive Final Plat Approval
Start Site Construction and Model Homes
Production Start of Homes.
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Purchase Price:
Ryland Homes has reviewed the appraisal that was prepared for the City. Ryland will negotiate
with the City on the price of the land based on the range proposed in the appraisal.
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Qualifications of Development Team
Representative Projects.
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Village of Circle Pines
Location: Circle Pines, MN
East of the intersection of Lake Drive and Lexington Ave.
Developer: The Beard Group
Project Value: $40 Million for Ryland component
Construction Timeline: Start, summer of 2002 estimated completion is summer of2004
Project: The City of Circle Pines is redeveloping several properties at their west gateway into the
City. Existing uses on the site included a deteriorating cottage style motel, gas station, and
drycleaner. The Development includes multi story buildings with a mix of market rate apartments
and elderly housing and two of Ryland' s home styles, the Heritage Condominium and the
Carriage Townhome. The Heritage Condominium is a townhome style condominium with two
flats on the end and two story units in the middle of the building, The Carriage Townhome is a
Georgetown style townhome with garages serviced from alleys or motor courts in the rear of the
building. Site features include extensive public spaces centered on a village roundabout and a
pavilion overlooking the existing lake. Streetscape elements, trails, extensive landscaping, and a
private pool are also included. Ryland Homes was actively involved in the design and approval
process.
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Hennepin Village
Location: Eden Prairie, MN
Spring Hill Road
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Developer: Pemtom Land Company
Project Value: $175 million
Construction Timeline: Start Spring 2002, estimated completion 2006
Project: Hennepin Village was conceived as a residential housing village concept that is
reminiscent of historic Eden Prairie channing farmhouses and responses to modem lifestyle.
Ryland is building four distinct housing lifestyles overlooking the beautiful Minnesota River
Valley and the scenic Riley Creek corridor. Site planning and neighborhood design is based on
the 1854 plat for the Hennepin Town site. The plan clusters pedestrian friendly neighborhoods
close to jobs and recreation. Dedication of public and community open space, abundant trail and
sidewalk systems, two community pools, and an extensive compliment of site amenities
contribute to the creation of an exceptionally designed neighborhood. Ryland product line
includes the Carriage Townhome, Village Home Collection (Single Family and Attached Single
Level, and the Prairie Townhome. The Village Home Collection consists oftum of the century
architecture that provides contemporary amenities. The Carriage Townhome along with the
Village Homes provide for an intimate streetscape through the incorporation of traditional
neighborhood design. The Prairie Townhome is a traditional style townhome that has been
architecturally designed to be compatible with the Carriage Town home and the Village Homes.
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Hawthorne
Location: Apple Valley, MN
Galaxie Ave. and 157th Street
Developer: Ryland Homes
Project Value: $85 million
Construction Timeline: Start fall of 2002, estimated completion spring of 2005
Project: Hawthorne was planned as a more traditional neighborhood-based development that
incorporates a strong sense of community and privacy that encourages interaction among the
residents. Open spaces connected by sidewalks, a community pool, playground equipment, and
gathering spaces provide recreation choices and opportunities for interaction among neighbors.
Housing styles are intermingles into five "mini-neighborhoods" that have subtle design
characteristics. Hawthorne was designed to offer diversity within a common architectural theme.
The combination of site amenities and housing styles make this a very popular neighborhood.
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Riverside Grove
Location: Shakopee, MN
County Road 18 and Stagecoach Road
Developer: Ryland Homes
Project Value: $40 Million
Construction Timeline: Start fall of2002, finish fall 2004
Proj ect: Riverside Grove is part of a mixed-use development that will eventually include retail
and commercial uses to the west of the site. A portion of the property is located on an abandoned
landfill, which was removed to meet MPCA standards. Riverside Grove consists of a mix of
Heritage Condominiwns and Carriage Townhomes. Site planning efforts resulted in saving a
stand of oak trees and the creation of a open green space that create a gathering spaces for
homeowner, Sidewalks, trails and a playground equipment provide opportunities for interaction
between the residents of riverside Grove.
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Savanna Pointe at Dean lakes
Location: Shakopee, MN
County Road 83 south of Highway 169
Developer: Ryan Companies US
Project Value: $60 million
Construction Timeline: Start Spring of2004, finish spring of2006
Project: Savanna Pointe at Dean Lakes is a mixed-use development and employs traditional
neighborhood design principles within the framework of an ecological restoration program. . The
protection and restoration of the Dean Lake ecosystem was one of the guiding principles in the
design of the Dean Lake Project. An extensive open space plan that restores the oak savanna,
wetlands and prairies systems that once were on the site has been implemented. A conservation
easement has been established over the native areas and the ecological restoration areas.
Interspersed with trails for pedestrians, bicycles and opportunities for educational activities are
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also provided in the restoration areas, The trail system will provide connections to the Cities
regional trail system! Traditional single-family homes; Carriage Townhomes and the Village
Single Family and Attached Single Level Home will be constructed in the neighborhood. .
Sidewalks and trails, alleys, and motor courts, a community pool, a central village green, tree
lined streets with planted medians all contribute to making this a very desirable neighborhood
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Team Composition
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The key members on Ryland's team will consist of our in house staff of professionals. As
indicated earlier we have on staff planners, engineers, architects, market strategists and finance
professionals. The lead staff members for this project will consist of Wayne Soojian, Chris Enger
and Brian Sullivan. Brian Sullivan will be the lead contact for this project
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Wayne Soojian President:
Wayne is the President of the Twin Cities Division of Ryland Homes. He is a Certified Planner
with over 20 years of experience in both the public and private sector. He has been with Ryland
for nearly 10 years.
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Chris Enger, Land Resources Manager,
Chris has a background in Landscape Architecture and has been with Ryland for 3 years. Prior to
joining Ryland he worked in the public sector for nearly 30 years most recently as a City
Administrator,
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Brian Sullivan, Land Resources Coordinator.
With nearly 20 years of experience as a Landscape Architect and Certified Planner, Brian has
been with Ryland Homes for 2 years. Prior to joining Ryland he worked as landscape architect
and planner for planning and engineering firms in Minnesota and Maryland.
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References
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City of Circle Pines
Dave Bartholumeu, City Council Member
200 Civic Heights Drive
Circle Pines, MN 55014
Telephone: 763-784-5898
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City of Hopkins
J ames Kerrigan
Community Development Director
1010 151 Street S.
Hopkins, MN 55343
Telephone: 952-935-8474
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City of Apple Valley
Richard Kelley, Community Development Director
7100 west 147th St.
Apple Valley, MN 55124
Telephone: 952-953-2500
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City of Eden Prairie
Sherry Butcher, Council Member
8080 Mitchell Road
Eden Prairie, MN 55344
Telephone: 952-949-8390
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City of New Hope
Kirk McDonald, Director of Community Development
4401 Xylon Ave. N
New Hope, MN 55428
Telephone: 763-531-5100
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Statement of Philosophy
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Children playing in the park, neighbors gathering for a weekend barbeque, joggers, bicyclists
riding the trails, friends reading the paper at the coffee shop, walking to the theatre or a restaurant
for an evening outing, this is Andover Station North. It is about people living, working and
shopping in Andover. The revitalization of an underutilized area of Andover that has access to
natural features, shopping and entertainment make this a desirable location for a special lifestyle.
This is a vision that is shared by Ryland Homes in the design of our homes and friendly
maintenance free neighborhoods. It is a vision that Ryland has fulfilled in our developments
throughout the Twin Cities.
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Ryland understands and shares the City's vision to foster a sustainable development that respects
the context of Andover Station North. The importance for having the right mix of uses is vital for
obtaining this, The Heritage Condominium is an appropriate and desirable use that will blend
seamlessly between the existing residential uses to the west and the proposed commercial uses to
the east.
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Our homes have been designed to provide the amenities required by today's homebuyer.
Through the careful selection of materials and the use of appropriate detailing Ryland designs
homes that will compliment the other uses in the area. The home styles Ryland builds offer life
cycle and life style housing opportunities. Our thoughtfully designed neighborhoods incorporate
elements desirable to demanding homebuyers.
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The process for achieving this vision will be through a process of analyzing market trends and
physical features, creative neighborhood design, community participation and teamwork. Ryland
understands the process outlined in the Request for Qualification. We believe it is essential that
all stakeholders are included in the process for achieving the vision of a revitalized Andover
Station North
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Ryland has a highly qualified team who have the expertise and the commitment to see this project
through to completion we have the financial resources to do the work. Ryland will meet the goals
and objectives ofthe City of Andover and we are positioned to successfully complete the
redevelopment of the Andover Station North. We look forward to working with you.
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19
Proposed Development Plan for
Andover Station North
Response to Request for Proposal
Andover Economic DevelopmentAuthority
City of Andover, Minnesota
April 5, 2004
Bruggeman Properties, LLC
3564 Rdfing VieW Drive
White Bear Lake, MN 55110
PrTq:xlI Ccm:t Gecpyw. Sctii<
DirertJrdLard ~
(ffi1) 200-1711
Bruggeman Properties, LLC
3564 Rolling View Drive
VVhite Bear Lake, MN 55110
Telephone (651) 770-2981
Fax (651) 770-9273
Mr. Will Neumeister
Community Development Director
City of Andover
1685 Crosstown Boulevard
Andover, MN 55304
Re: Andover Station North
Bruggeman Properties, LLC is pleased to submit this proposed development plan for Andover
Station North. Our development team, which indudes Bruggeman Homes and RLK Kuusisto, is
prepared to move forward. This team has a proven track record of successfully developing land
in the City of Andover, as well as other cities in the Metro area. We are confident the combined
experience and commitment of Bruggeman Properties, Bruggeman Homes, and RLK Kuusisto
will continue to demonstrate we are a proven professional team dedicated to success, Paul
Bruggeman will serve as principal in charge and overall project management responsibilities will
be perfonned by Gregory W. Schlink. The responsibility of other team members are detailed in
the report.
Our development proposal is for the residential portion only of this proposed mixed use
community. Upon review with our commercial development partners, we detennined the site
may not warrant the light manufacturing and commercial uses desired by the Andover Economic
Development Authority (EDA), The market for these uses may be limited and the restriction
prohibiting a grocery store as the major retail anchor has created additional concern. With that in
mind, we would willingly cooperate and participate with another commercial developer the EDA
may select This cooperation and teamwork will ensure development of a quality project,
appropriate for the site, which will endure as a lasting legacy for the City of Andover.
We respectfully request the EDA to carefully consider our development proposal. Should you
have any questions please do not hesitate to contact me at (651) 209-1711.
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Sincerely;
Gregory
Director 0 nd Development
Bruggeman Properties, LLC
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Table of Contents
1.0 Background Information on DeveIoper's Team
1.1 Relevant Experience of the Developer's Team
1.2 Development Team Composition
1.3 Developers References
1 A Statement of Philosophy and Project Understanding
1.5 Master Planned Development Proposal
1.6 Overall Project Schedule
1.7 Proposed PurGhase Price
1.8 Summary
Appendix A - Team Resume
AppencfIX B - Site Plan
-3-
Proposed Development Plan for
Andover Station North
Andover Economic DevelopmentAuthority
Located Northwest of Bunker Lake Blvd and Hanson Blvd
1.0 Background Infonnation on Developer's Team
Bruggeman Properties, LLC, Bruggeman Homes, Inc. and RLK Kuusisto will be the
development team for this project. This team has a proven track record of successfully
developing land in the City of Andover, as well as other cities in the Metro area. Other
professionals will assist in the project such as wetland specialists, geotechnical engineers, and
environmental consultants.
Our newest neighbort100d developed by this team, The Village at Andover Station, is located
within this redevelopment area. We are confident that the combined experience and
commitment of Bruggeman Properties, Bruggeman Homes, and RU< Kuusisto will continue to
demonstrate we are a proven professional team dedicated to the success of this project. In
addition, the combined resources of the developer and home builder assure continuity and
ease of implementation throughout the process.
Summarize for each member of the developer's team their background and focus. List
and describe the principals, their length of association and general background.
, Paul Bruggeman - President, Bruggeman Homes and Bruggeman Properties
Mr. Bruggeman has been an employee of Bruggeman Homes for over twenty years. The
company was founded by Homer Bruggeman in 1959. Paul has served as President of
Bruggeman Homes since 2000 and President of Bruggeman Properties since 2000. Paul has
overall authority and responsibility for the operations of Bruggeman Homes and Bruggeman
Properties.
Gregory W. Schlink - Director of Land Development, Bruggeman Properties
Mr. Schlink has been an employee of Bruggeman Properties for over three years. Greg has
been involved with the development of master planned communities throughout his career and
the redevelopment of a major brownfield project. He will be responsible for project
management activities for the development.
Leon Opatz, PE - RU< Kuusisto
Mr. Opatz has been an employee of RLK Kuusisto for three years. As a registered engineer,
Leon has overseen the design and engineering of numerous projects throughout his career.
He will be responsible for all civil engineering activities for the development.
-4-
Provide a list of current active projects Including name, type of project, location, finn's
role In the project and status of the project
Summerfield - Forest Lake, Minnesota
Summerfield is a master planned residential community consisting of 459 townhomes and
single family homes. Land development is by Bruggeman Properties and Bruggeman Homes
is the exclusive builder. The community is over 50% complete.
Eagle's Ridge - Chisago City, Minnesota
Eagle's Ridge is a residential neighborhood consisting of 48 twin homes. Land development is
by Bruggeman Properties and Bruggeman Homes is the exclusive builder. The neighborhood
is nearing completion.
Brentwood Hills - Inver Grove Heights, Minnesota
Brentwood Hills is a residential neighborhood consisting of 80 townhomes and 219 apartment
homes. Land development is by Bruggeman Properties and Bruggeman Homes is the
exclusive builder of the townhomes. Bruggeman Homes is a partner in the development of the
apartment homes. The neighborhood is approximately 50% complete.
Miller's Crossroads - Lino Lakes, Minnesota
Miller's Crossroads is a residential neighborhood consisting of 151 townhomes. Land
development is by Bruggeman Properties and Bruggeman Homes is the exclusive builder.
The neighborhood will open model homes in September 2004.
The Village at Andover Station - Andover, Minnesota
The Village at Andover Station is a residential neighborhood consisting of 75 town homes.
Land development is by Bruggeman Properties and Bruggeman Homes is the exclusive
builder. The neighborhood will open model homes in September 2004.
Constance Comers - Andover, Minnesota
Constance Comers is a residential neighborhood consisting of 42 single family home sites.
Land development is by Bruggeman Properties. Avalon Homes and Premier Custom Homes
are the exclusive builders. The neighborhood will open model homes in 2004.
Prairie Meadows - Big Lake, Minnesota
Prairie Meadows is a master planned residential community consisting of over 700 townhomes
and single family homes. Land development is by Bruggeman Properties. The neighborhood
will open model homes in the Fall of 2004.
1.1 Relevant Experience of the Developer's Team
List three to five (3 to 5) examples of development projects comparable in scale,
program, process, component parts and function to the master planned development
project being proposed.
-5-
Comparable Project #1 - The Village at Andover Station
Location - Andover, Minnesota
Date of projed involvement - April 2003 to present
OVerall budget and scope of the projed
Construction of site improvements and buildings for the development of 75 townhomes.
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Dhe Wi& (J at AndcwtJr OfJtation
Site plan and amenities
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Comparable Project #2 - Brentwood Hills
Location -lover Grove Heights. Minnesota
Date of project involvement - 2003 to present
Project description
Two level townhomes under construction are similar to those being proposed for Andover
Station North.
Overall budget and scope of the project
Construction of site improvements and buildings for the development of 80 townhomes.
Two level townhomes at Brentwood Hills
-7-
Comparable Project #3 - Summerfield
Location - Forest Lake, Minnesota
Date of project involvement - 2000 to present
Project description
Master planned community combining multiple home types, particularly two level and one level
townhomes. The community demonstrates the integration of the public park to the
development, similar to the Andover Station North project. One and two level townhomes are
similar to those being proposed for Andover Station North.
Overall budget and scope of the project
Construction of site improvements and buildings for the development of 459 townhomes and
single family homes.
City parle at Summeffle/d
One level townhomes at Summerlield
-8-
1.2 Development Team Composition
For each flnn Included In the team provide names, titles and qualifications for
Individuals who will be assigned to the project This section of the proposal should
Include descriptions of the respective roles that will be played by team members.
Discuss the experiences of team members on the example of projects referred to
above. A resume (no more than one-page In length) should be Included for key team
members in an addendum to the proposal.
Paul Bruggeman - President, Bruggeman Homes and Bruggeman Properties, LLC
Mr. Bruggeman will be responsible for overall profit and loss of the project and all homebuilding
operations.
Gregory Schlink - Director of Land Development, Bruggeman Properties, LLC
Mr. Schlink will manage the overall project.
Theresa Hegland, RLA - Planning Manager, Bruggeman Properties, LLC
Ms. Hegland will provide planning and landscape architecture support to the project.
Marc Dolezal, PE - Site Engineering Manager, Bruggeman Properties, LLC
Mr. Dolezal will be responsible for on site field inspections to ensure the project is constructed
and progressing as designed and planned.
Leon Opatz, PE - Senior Professional Engineer, RU< Kuusisto
Mr. Opatz will lead the engineer and engineering finn working on this development.
Please note that key team member's resumes are attached as Appendix A.
1.3 Developer's References
List a minimum of three (3) references. List references for the example of projects. For each
reference list the contact's name, address, phone number and relationship to the developer.
Reference #1 - Lender
Construction Mortgage Investors Co.
Scott Puchtel
300 Morse Avenue
P.O. Box 40
Excelsior, Minnesota 55331
(952) 470-3641
Reference #2 - Municipality
City of Forest Lake
Chip Robinson
220 Lake Street
Forest Lake, Minnesota 55025
(651) 464-3550
Reference #3 - Consultant
Passe Engineering, Inc.
Derrick J. Passe
1611 County Highway 10 Northeast
Minneapolis, Minnesota 55432
(763) 780-4100
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1A Stab..nent of Philosophy and Projec;t Uncb..bDlding
Provide a concise statement (one page) ouUining the philosophy of the team in
approaching projects of this nature.
The philosophy of the team will be to develop the property to its highest and best use. The
team will carefully consider all site opportunities and constraints to determine the best product
mix appropriate for the site and the mari(et. This analysis will indude site surveys, a
geotechnical investigation, utility capacity I availability, wetland delineation, mari(et study, and
phase I environmental assessment. The analysis will further indude impacts to wetlands,
native vegetation, and adjacent land uses.
The team wiD also solicit input from the City of Andover and EDA to ensure the project is
consistent with their goals and vision. This will likely require input from the public and
neighbors adjoining the property as well.
1.5 M....hn PIariiIed Developrnent Proposal
The team's analysis of the available site data indicates a portion of the site is best suited for a
mix of two level and one level townhomes. A Concept Site Plan is attached as Appendix B.
The plan provides a transition and buffer between the existing residential neighbortlood to the
west and proposed commercial and right industrial activities within the development. One level
townhomes are provided along the west boundary to provide scale and minimize the impact to
the surrounding neighbortlood. Two level townhomes provide a transition between the one
level townhomes and the commercial uses. It is understood slab on grades homes will be
required due to ground water constraints. The proposed site area is approximately 45 acres,
of which 25 acres is owned by the EDA. We anticipate development of at least 139
town homes, but actual yields may vary with compUation of more accurate site data. This site
plan proposal is contingent upon acquiring approximately 20 acres from other property owners.
The city pari( along the north property line provides a buffer to the existing landfill and
integrates the residential community. The edge ofthe proposed pari( has been softened to
provide a more natural appearance. Access to the pari( will be provided through sidewalks in
the proposed neighbortlood. The developer recommends re-shaping the proposed storm
ponds and wetland mitigation areas to better fit the proposed development plan. Many "back
to back" situations are avoided through the use of pari( space, ponding areas or natural
wetlands. Theming of the development should be consistent with the overall approach to
Andover Station, but separate unifying design elements are also appropriate.
Proposed entry monumentation at The Village at Andover Station
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Commercial development of the property, while considered, was determined to be premature
due to the deed restriction prohibiting a grocery store. Our commercial development partners
believe a grocery store anchor is critical to the viability of retail opportunities on this site. They
further determined the market lacks sufficient depth to support office or light industrial activities
at this time.
Implementation Plan
Improvements to the spine infrastructure will be necessary to develop the proposed residential
portion of the site. Bruggeman Properties is willing to work with the EDA and other developers
selected by the EDA for implementation of this infrastructure. Funding for these improvements
could occur through tax increment financing, 429 assessments or other funding sources.
Interim development of the residential site may be feasible with the extension of 139111 Avenue
tffl into the property.
City park improvements can occur through construction of certain improvements by the
developer as an offset to park and trail fee payments.
Market Analysis
Bruggeman Homes has reviewed the area and has determined it is acceptable for the
proposed home types. A supply of one and two level townhomes is lacking in the City of
Andover and continued demand in the Metro area make this product viable in this location.
Two level townhomes are typically purchased by first time home buyers, such as young
couples and young single professionals. The two level townhomes also appeal to single
parent households and some "empty nesters". The one level townhomes appeal to older
retired buyers as the homes are low maintenance and stair access is not required. The
proposed neighborhood will provide homes for Andover residents who have limited housing
choices currently,
Thoroughfare Upgrades
It is understood off-site street improvements may be required to Hanson Boulevard and
Bunker Lake Boulevard. It has been Anoka County's policy in the past to provide minimal
funding for these improvements. These issues will need to be addressed with the EDA and
other selected developers.
Park and Ride Facilities
A park and ride facility was not considered as part of this proposal as it would be incompatible
with the residential uses. Our review of the site indicates adequate space may be available
within the proposed landfill buffer area or power line easement.
1.6 Overall Projed Schedule
Provide a proposed timeline for completing various phases of the master planned
development project.
Development team(s) selected by EDA
Purchase agreement executed
Property due diligence by development team
Sketch plan approval
Preliminary plat approval
Phase I purchase
Phase I site improvements I model homes
Phase II purchase
Phase II site improvements I model homes
April 2004
May 2004
August 2004
October 2004
December 2004
April 2005
September 2005
April 2006
September 2006
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1.7 Proposed Purchase Price
Present a proposed price for the entire or partial development proposal and the timing
of how the land would be taken down. The City EDA has completed a market value
appraisal of the property. A summary of the estimated values will be made available
upon request. If developers would like to indicate that they are willing to negotiate the
price of the land based on the range of values In the report that will be accepted in lieu
of a flnn price being set at the time of RFP submittal.
Bruggeman Properties, LLC prefers to negotiate the purchase of the property with the EDA
due to a lack of sufficient infoonation regarding the cost of off-site improvements. Purchase
price to be based on market price less any reductions for off-site improvements to be funded
by the developer. Timing of land purchases would be consistent with the overall project
schedule described in Section 1.6 above.
1.8 Summary
Bruggeman Properties, LLC respectfUlly requests the Andover Economic Development
Authority to consider this proposal for the Andover Station North project. We have enjoyed a
sound working relationship with the EDA and will endeavor to continue our efforts in this
regard. We are confident that the combined experience and commitment of Bruggeman
Properties, Bruggeman Homes, and RU< Kuusisto will continue to demonstrate we are a
proven professional team dedicated to success. Please contact us immediately if you have
any questions or would like additional infoonation about this proposal or other projects. Your
consideration is greatly appreciated.
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Resume for Bruaaeman Homes and Paul Bruaaeman
The Company
Bruggeman Homes was founded in 1959 as Bruggeman Construction; a family owned and operated company
specializing in building custom homes, town homes, condominiums, and senior housing. Paul's father, Homer
Bruggeman, was Founder and CEO of the company, which became Minnesota's longest-standing town home
builder (since 1969) and winner of numerous industry Reggie Awards, as well as a two time recipient of the
Builder-of-the-Year award.
Paul Bru~~eman - President. Bru~~eman Homes and Bru~~eman Properties
Paul began his career at Bruggeman Construction in the early 1980's while still in high school, working during
the summers as a laborer, framing carpenter and trim carpenter. In 1985, after graduating from the University
of Wisconsin-Stout, Paul was employed full time by Bruggeman Construction and was involved in estimating
and product design. His responsibilities then evolved into a role as a project manager.
In 1998, Paul was appointed Vice President of Construction and took over the management of the company
from Homer Bruggeman. In 2000, Bruggeman Homes was fonned, for which Paul is the President and
majority owner. Bruggeman Homes is involved in four new projects and are continuing to expand their
developments.
Paul's success is seen in the growth of the company since his appointment as President, with home sales
rising from 54 units in 2001 to 109 units in 2003. The company's continued growth is anticipated with a goal of
200 homes to be sold in 2004.
Bruggeman Home's land development business, Bruggeman Properties, will also see the selling of
approximately 125 lots to other residential builders in 2004, with four to five new projects following in the near
future.
.
Gregory W. Schlink
Director of Land Deyelopment. Bruggeman Properties. LLC
Summary of Qualifications:
An innovative manager with a successful history in developing and implementing
business strategies. A thorough professional, with twenty years of progressive
experience in planning, design, construction, and land development, who utilizes a
unique background to create successful and livable residential communities.
Experience:
Bruggeman Properties, LLC
Director of Land Development
White Bear Lake, Minnesota
2000 to Present
The LandWell Company
Director of Community Development
Henderson, Nevada
1992 to 2000
The Howard Hughes Corporation
Manager of Residential Planning
Las Vegas, Nevada
1989 to 1992
General Homes Corporation
Project Superintendent
Tempe, Arizona
1987 to 1989
Architectural Progress, Limited
Project Manager
Tucson, Arizona
1984 to 1987
Education:
University of Arizona
Master of Business Administration
Tucson, Arizona
1987
Purdue University West Lafayette, Indiana
Bachelor of Science in Agriculture (Landscape Architecture) 1982
Other:
. Registered Landscape Architect in the State of Nevada
. Registered Landscape Architect in the State of Minnesota
. Council of Landscape Architecture Review Boards Certified
. Member of the Sensible Land Use Coalition
.
Theresa Hegland
Planning Manager. Bruggeman Properties. LLC
Summary of Qualifications:
An experienced landscape architect with a wide range of professional experience in
site design and analysis including commercial, residential and general land use
planning. A leader who has experience working with local governmental units and
municipalities ensuring that projects are professionally planned and designed.
Experience:
Bruggeman Properties, LLC
Project Manager
White Bear Lake, Minnesota
2004 to Present
Short Elliott Hendrickson Inc.
Project Manager
Vadnais Heights, Minnesota
2003-2004
Pioneer Engineering, PA
Project Manager
Mendota Heights, Minnesota
1994 to 1999
Westwood Professional Services, Inc.
Planner
Eden Prairie, Minnesota
1998 -1994
City of White Bear Lake
White Bear Lake, Minnesota
White Bear Lake, Minnesota
1987-1988
Education:
University of Minnesota
Bachelor of Landscape Architecture
Minneapolis, MN
Other:
. Registered Landscape Architect in the State of Minnesota
.
Marc Dolezal
Site Engineering Manager, Bruggeman Properties. LLC
Summary of Qualifications:
An experienced professional engineer with a proven track record both designing and
inspecting a wide range of commercial, residential and municipal projects. A leader
who has experience working with local governmental units and municipalities
ensuring that projects are completed as planned and approved.
Experience:
Bruggeman Properties, LLC
Project Manager
White Bear Lake, Minnesota
2004 to Present
Larson Engineering of Minnesota
Project Manager
White Bear Lake, Minnesota
2003-2004
Thatcher Engineering, Inc.
Municipal Project Engineer
Minneapolis, Minnesota
1998 to 2003
Probe Engineering Co. Inc.
Assistant Project Engineer
Burnsville, Minnesota
1997-1998
Education:
University of Minnesota
Bachelor of Science in Civil Engineering
Minneapolis, Minnesota
1997
Other:
. Professional Engineer (PE) in the State of Minnesota
.
Resume for RLK-Kuusisto. Ltd.
The Companv
RLK-Kuusisto, Ltd. is a professional consulting firm providing civil engineering, planning, surveying and landscape
architecture. Our company maintains a tradition of excellence, evident in our innovative designs and customer
satisfaction. Our philosophy is to provide the highest quality, most cost-effective, and functional projects. We believe that
project success is achieved through professionalism, careful planning, stringent design standards, and effective
communication. This philosophy, along with personalized service, has allowed us to develop and maintain long-lasting
client relationships.
Services Include:
. Development and redevelopment planning and design
. Public relations and government approvals
. Traffic engineering and transportation planning
. Landscape architecture
. Land surveying/construction staking and AL TAlACSM surveys
. Construction observation and administration
In 2001, RLK-Kuusisto merged with Caine and Associates Land Surveyors, Inc., and opened a full-service engineering
and surveying office in Ham Lake. Caine & Associates had provided land surveying and staking services in this area
since 1977.
Leon P. Opatz, P.E.
Mr. Opatz is a Senior Professional Engineer in the Ham Lake office of RLK-Kuusisto, Ltd. He oversees the engineering
department and has over ten years of experience in project management and design of residential subdivisions.
Andover Proiect Experience of Leon P. Opatz, P.E.
. Meadowlark Heights
. Red Pine Fields
. North Lake Ridge
. Constance Corners
. Village at Andover Station
. Bunker Lake Village
. Molly Professional Building
Andover Proiect Experience of RLK-Kuusisto, Ltd.
. Andover Station
. Andover Marketplace East
. Various Right-of-Way Plats
. Boundary and Topographical Survey for Fire Station
. Indian Meadows
. Kensington Estates
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