HomeMy WebLinkAboutEDA September 16, 2003
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1685 CROSSTOWN BOULEVARD N.W, . ANDOVER, MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923 . WWW.CI.ANDOVER.MN.US
CITY OF ANDOVER.
ECONOMIC DEVELOPMENT AUTHORITY
SPECIAL MEETING
September 16, 2003 - 6:00, p.m.
CONFERENCE ROOM A
AGENDA
1. Call to Order
2. Approve Minutes - September 2, 2003
3. Andover Station Residential Development - Community Development
4. Andover Station North RFP Project Proposals - Update -
Community Development
5. Other Business
6. Adjourn
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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:
President and Commissioners
CC:
John Erar, Executive Directf
Vicki V olk, City Clerk
FROM:
SUBJECT:
Approval of Minutes
DATE:
September 16, 2003
INTRODUCTION
The following minutes have been provided by staff for approval by the EDA:
September 2, 2003
Special Meeting (Schultz) absent)
Copies are attached for your review.
ACTION REQUIRED
The EDA is requested to approve the minutes listed above.
Respectfully submitted,
,~ ux:!b
Vicki V olk
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
SPECIAL ECONOMIC DEVELOPMENT AUTHORITY MEETING
SEPTEMBER 2, 2003 - MINUTES
A Special Meeting of the Andover Economic Development Authority was called to order
by President Gamache at 6:03 P.M., Tuesday, September 2, 2003 at the Andover City
Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota.
Commissioners Present:
Orttel, Trude, Jacobson, Knight (arrived at 6: 10 pm),
Nowak, Larsen
Schultz
Will Neumeister, Community Development Director
Dave Berkowitz, City Engineer
Jim Dickinson, Finance Director
Others
Commissioners Absent:
Also Present:
APPROVAL OF MINUTES -JULY 15,2003
Motion by Trude, seconded by Jacobson to approve the minutes of July 15, 2003 as
written. Motion carried on a 6-yes, I-absent (Knight) vote.
ANDOVER STATION SOUTH COMMERCIAL DEVELOPMENT
Mr. Neumeister reported that staff met with Ryan Companies and United Properties to
discuss construction of a Target Greatland and other development issues. Target
Corporation would like the EDA to acknowledge that the construction of a storm sewer
pipe that needs to be extended between Martin Street and the pond is the responsibility of
the EDA. Outlot E on the plan is shown as green space which stafffeels would be
suitable for a gazebo, band shell or some other amenity. United Properties has agreed to
contribute up to $25,000 for site amenities on this outlot.
Commissioner Trude asked who would be responsible for the maintenance of that space.
Mr.Neumeister stated that the members of the association would be responsible as they
would be the owners of the property.
(Commissioner Knight arrived at 6: 10 PM)
Mr. Neumeister explained that the buyers for Building 4, which was relocated closer to
the pond, have asked that it be left in its original location on Bunker Lake Boulevard and
Martin Street.
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Special EDA Meeting
September 2, 2003 - Minutes
Page 2
Commissioner Knight stated that the drawing of the site is exactly what he didn't want
the property to look like.
Motion by Jacobson, seconded by Trude that the EDA pay the cost of the storm water
pipe with the assumption that Ryan Companies will install the pipe and bill the EDA for
the cost.
Motion carried unanimously.
Commissioner Larsen felt that putting Building 4 on the corner increases its marketability
to all restaurants.
Keith DIstad, United Properties, explained that Ryan had that lot as a one-acre parcel and
Mr. Erar and Mr. Neumeister felt it should be larger to accommodate a sit-down
restaurant. Consequently it was increased to 1.7 acres.
ANDOVER STATION NORTH RFP PROJECT PROPOSALS - UPDATE
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Mr. Neumeister explained that RFPs were sent to local developers and the top 25 mixed
use developers throughout the Twin Cities area Responses have been received from
Hartford Companies, C70 and Hansen Builders. Tony Howard may be presenting an
RFP also. Mr. Neumeister asked the EDA to schedule a time to review the proposals.
Motion by Jacobson, seconded by Orttel to schedule a special EDA meeting to review the
RFPs prior to the September 16, 2003 Council meeting at 6:00 p.m.
MONUMENT SIGN PROJECT FINANCING AND SCHEDULE
Mr. Dickinson noted that the recommendation is to wait until 2004.
1ST ANNUAL BUSINESS APPRECIATION DAY - UPDATE
Mr. Neumeister explained that 140 notices were sent out to local businesses and 20 to
local housing and commercial developers. As oftoday, no one has registered for the golf
outing. The event may need to be cancelled if there are not enough registrations.
President Gamache felt that if this event has to be cancelled, the EDA should think about
doing it in the spring.
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Special EDA Meeting
September 2, 2003 - Minutes
Page 3
Commissioner Jacobson questioned the progress in Andover Station South. Mr.
Neumeister stated that Target needs to sign the papers and they hope to start construction
yet this year. Staff feels that it will be spring before they pull a permit.
Motion by Jacobson, seconded by Orttel to adjourn. Motion carried. Meeting adjourned
at 6:55 pm.
Respectfully submitted,
tlL.a/Z
Vicki V olk
City Clerk
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C I T Y 0 F
NDOVE
@
1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304. (763) 755-5100
FAX (763) 755-8923 . WWW.CI.ANDOVER.MN.US
TO:
CC:
EDA President and Board Members
John Erar, Executive Direct~V _
Will Neumeister, Community' Development Director wL
FROM:
SUBJECT: Andover Station Residential Development - Community Development
DATE:
September 16, 2003
INTRODUCTION
The plans have been submitted by Bruggeman Homes for a 75 unit townhome development on the 8.65
acres parcel on the south side of Station Parkway that United Properties has under option. The builder
has begun the formal review process by submitting a preliminary plat.
DISCUSSION
The staff wants to keep the EDA informed on the progress of this development proposal. At the April
15,2003 EDA meeting a concept plan was presented for a 68 unit townhome development. The plans
currently show 9 eight-unit buildings with one three unit building in the southwest corner, yielding a
total of75 housing units. The building design remains the same as proposed in April (see attached
photographs and drawing).
ACTION REQUESTED
The EDA is asked to review the drawings and authorize the staff to begin the rezoning and review
process for the 75 unit townhome development.
Respectfully submitted,
Idk-
Will Neumeister
Attachments
Drawings of Proposed Bruggeman Townhome Development
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. Automatic security lighting
. High performance Low-E
windows and patio door(s)
. Underground sprinkling system
. Concrete outdoor patio area -
per plan
. Asphalt driveway with concrete
sidewalk to front door
. Insulated steel raised panel
garage door
. Insulated steel front entry door
with dead bolt lock
. Aluminum soffit and fascia
. Water faucet in garage for car
washing convenience
. 2x6 energy efficient exterior walls
. Exterior electrical outlet(s)- per
plan
. Insulation package-walls R-19,
ceilings R-44
. Pre-engineered roof trusses with
raised energy heal
. Concrete foundation
. City water and sewer system
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. Generous kitchen dinette-per plan
. Storage pantry-per plan
. Electric range & hood
. Large capacity washer
, )lectric dryer
'- . Multi -cycle dishwasher
. Refrigerator
. Stainless steel kitchen sink with
chrome faucet and sprayer
. Food disposal
. Quality vinyl floor covering
. Spacious vaulted ceilings
. Central air conditioning
. Stain resistant carpet
. Decorator lighting package
. Sound absorption channel between
units where feasible for better
sound protection
. Princeton oak trim
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. Interior walls primed and painted
with two coats of high quality
interior paint
. Large mirror above bathroom sink(s)
. Moen water faucets
. Cultured marble vanity tops with
integrated bowls
. Fiberglass tub/shower enclosure
. Extra storage and closets
. Three telephone jacks
. Three cable jacks
. Efficient gas forced air furnace
. 40 gal. energy efficient hot water
heater
. Insulated attic access
. Sheetrock garage ceiling & walls
. Fire walls between homes and your
home and garage
. Self closing fIre door between home
and garage
. Smoke detectors
. Customer inspected walk-though
prior to closing
. Interior of home professionally
cleaned prior to closing
. 10 year RWC warranty
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OMES
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1685 CROSSTOWN BOULEVARD N.W. . ANDOVER, MINNESOTA 55304. (763) 755-5100
FAX (763) 755-8923 . WWW.CI.ANDOVER.MN.US
FROM:
EDA President and Board Members
John Erar, Executive Directof?/ .
Will Neumeister, Community Development Director ~
TO:
CC:
SUBJECT: Consider Andover Station North RFP Project Proposals - Community Development
DATE:
September 16,2003
INTRODUCTION
Request For Proposal (RFP) announcements were sent to developers in August and three developers
responded with proposals to purchase land in Andover Station North. The EDA needs to review the
three proposals that were submitted. Due to the fact that one of the developers could be in attendance to
present their proposal on September 16, 2003 staff requests the EDA hear two proposals on the 16th and
continue the review of the proposals to the October 7, 2003 meeting.
DISCUSSION
The three proposals received were from:
I. Construction 70 (interested in purchasing two sites along Bunker Lake Boulevard)
2. Hanson Builders (interested in purchasing the 10 acres designated for housing)
3. Hartford Group (interested in purchasing all of the land)
The first two developers will present their proposals on the evening of September 16th. The Hartford
Group will make their presentation on the evening of October 7, 2003 at the next EDA meeting.
Included in the EDA packet are written presentation materials prepared by the developers. EDA
members will need to use these materials for the next two meetings. Please retain them for use at those
meetings.
ACTION REOUESTED
The EDA is asked to review the materials, allow two of the developers to make short presentations and
continue the meeting to the October 7, 2003 meeting to allow Hartford Group to make their
presentation.
Respectfully submitted,
~
Will Neumeister
Attachments
Developer's Written RFP Materials
/
ANDOVER STATION NORTH
(Sites 8 and 9)
ANDOVER,MN
Presented By:
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POZ Investment Properties
3113 Lynn Avenue South - #200
Minneapolis, MN 55416
Primary Contact: Jay W. Feider, 612-723-5447
, /
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POZ INVESTMENT PROPERTIES
Dear Will:
POZ Investment Properties 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.
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.
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.
We have already identified an anchor tenant for one of the buildings. Bruce Knowlan
and Mike Hansen would move the Northgate Liquors from across the street to occupy
approximately 9,000 square feet. They currently own and operate four (4) other
successful stores in the area as listed in Bruce Knowlan's letter attached to the
background information section of this enclosure.
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.
Sincerely,
Jay W. Feider
President
POZ Investment Properties
DEVELOPMENT TEAM
TABLE OF CONTENTS
1. Title Sheet
2. Cover Letter
3. Table of Contents
4. Relevant Experience of the Developer's Team
5. Development Team Composition
. Jay W. Feider
. Jeff Wallis
6. Developer's References
7. Statement of Philosophy and Project
Understanding
8. Overall Project Schedule
9. Proposed Purchase Price
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RELEVANT EXPERIENCE OF THE DEVELOPER'S
TEAM
. Knowlan Retail- Woodbury, MN (1998)
10,000 square foot retail center, approximately $1.5 million
See attached picture
. Eagle Valley Marketplace - Woodbury, MN (2002)
20,000 square foot retail center, approximately $3 million
See attached picture
. Stillwater Marketplace - Stillwater, MN
(currently under construction)
9,000 square foot retail center, approximately $1.4 million
/
KNOWLAN RETAIL
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EAGLE VALLEY MARKETPLACE
"
. /
PROJECT TEAM
)
DEVELOPER'S TEAM
Owner
Andover Station Retail, LLC
Bruce Knowlan
Mike Hansen
Jay Feider
Developer
POZ Investment Properties
Jay W. Feider
612-723-5447
Leasina
Mondo Management
Jeff Wallis
651-247-1434
Construction ManaQement
Construction 70, Inc.
952-253-2100
Feb O~ 02 10:243
KNOW LAN
(763)792-4338
p.1
. /
City of Andover
ATIN: Mr. Jobn Arar
1685 Crosstown Blvd.
Andover, MN 55304
February 4, 2002
Dear Mr. Arar:
Myself and my partner Mike Hansen arc iDtc~ted in building a 15,000 - 20,000 sq. ft.
upscale Strip Center with an approximate 6,000 sq. ft. Liquor Store on the N~ corncr of
Bunker Lake Blvd. & Jay St. in Andover.
We feel this would be a great location for a convenient, Cllsy in and ca~-y out access type of
busipcs.~(es). We n-Iso feci with the Liquor Store as tbe anchor tenant, tbat tbis would be a
successful ventur:e for us and the City of Andover. As we currently own and operate a
new 9000 sq. ft. upscale Strip Center in the City of Woodbury with 1l Liquor Store:ls the
anchor tenant.
We currently own and operate 4 stores:
Nortbgate Liquors
1530 125th Ave (Hwy 242 & Hwy 65) in Blaine
Ham Lal<e Liquors
17720 Central Ave NE (Hwy 65 & Crosstown Blvd) in Ham Lake
Liquor Mart
1921 Coon Rapids Blvd (Hansen & Coon Rapids Blvd) in Coon Rapids
Top TeD Wine & Spirits
9887 Norma J,n (1-94 & Woodbury Dr) in Woodbury
We are truly looking forward to working witb you and growing with the City of Andover.
Please feel free to contact me if you have any further questions or concerns.
P.s. I 3m also sending along a list of references for you to revicw or contact.
Sincerely,
Bruce KDowlan
(763) 786-0010
,..-::::. ' ...~. . ....,;:-'../.
"... . .......-;.._. r~.....
'---" .....~.. . ......:..:~;;.:... '. .
Mike Hansen
(763) 434-5398
/. !r/) / ,/
,........1 '
/. r {/~., /:-.,/ c"...__
/ I (/. v / / · . - . -. ,
Feb 06. 02 10: 24a
KNOLJLAN
(763J792-4338
p.2
References:
For liquor references please feel free to cOntact:
David Johnson - Chief of Police - City of Blaine
(763) 784-6700
or
Greg Orth - Chicf of Police - City of Woodbury
(651) 739-4141
For financial references please feel free to contact;
Dave Rymanowski - President - Marquettc Bank
(763) 797-8425
J
Vice President
JAY W. FElDER
952-253-2100
Jay joined Construction 70, Inc. in 1994 as a Project Manger/Estimator. He takes
pride in building repeat customer relationships. 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.
In 1997 Jay became a partner in Construction 70, Inc. and in January 1998 was
named Chief Financial Officer and Vice President. Jay is involved in the
financial management of the company and in every aspect of the office and field
operations.
Jay has been working in the construction industry since 1979.
Education
Dunwoody Industrial Institute, St. Paul Technical Vocational Institute,
Rasmussen Business College
Representative Project Experience
Target
Stow, Ohio
Stillwater Marketplace
Stillwater, Minnesota
Einstein Bro. Bagels
Various Locations
Minneapolis/St. Paul, Minnesota
LeeAnn Chin
Various Locations
MinneapolistSt. Paul
Minnesota
Borders Books
Woodbury, Minnesota
Jiffy Lube
Fridley, Minnesota
Project Manager Assistant
Wendy Literski
952-253-2100
JEFFREY S. WALLIS
629 Greenbrier Street
St. Paul, MN 55106
(651) 767-8688
,
PROFESSIONAL LICENSES:
Minnesota Real Estate SalesjBroker's License, 1992-Present
WORK & DEVELOPMENT EXPERIENCE:
Mondo Management. L.L.C., St. Paul, MN
October, 2000 - Present
PRINCIPAL
. I
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).
Venture Real Estate and Dev. Corp, St. Paul, MN March, 1998-August, 2000
SENIOR PARTNER
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.
Walsh PartnersfThe WalshDunsmore Company
May 1992 - February 1998
SENIOR PARTNER
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.
,
,
STATEMENT OF PHILOSOPHY
AND
PROJECT UNDERSTANDING
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.
Our philosophy is to develop and build upscale projects in great locations
for long-term investment opportunities.
j
,
OVERALL PROJECT SCHEDULE
, l
. Sign Purchase Agreement - Fall 2003
. Install Leasing Signage and Advertise for Tenants - Fall 2003 through
Spring 2004
. Close on Land - Spring 2004
. Start Construction - Spring 2004
. Project Completion - Fall 2004
"
, i
PROPOSED PURCHASE PRICE
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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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
FROM: John Erar, EDA Executive Director
SUBJECT: Andover Station Residential- United Properties Request
DATE: September 16, 2003
INTRODUCTION
Staff has discussed a request made by United Properties to withdraw as the broker from the final
sale transaction of Andover Station residential property to Bruggeman Properties. This request is
being made subject to and pending the final sale of residential land to Bruggeman Properties.
DISCUSSION
If the EDA Board may recall, the option agreement with United Properties provided the EDA
with a non-refundable earnest money deposit of $452,000 towards the purchase of the residential
property to expire on October 15, 2003. The credit of $452,000 against the residential sale price
of $3.20 amounted to approximately $1.20 per sq. ft. credit leaving approximately $2.00 a sq. ft.
at the proposed date of residential closing established at October 15,2003. In recognition of the
inflationary factors affecting land costs, United Properties agreed to split any per sq. ft. sales
over the remaining $2.00 sq. ft. on a SO/50 basis.
Along these lines, United Properties has proposed to further discount their role in this transaction
by requesting to be released from their current role of broker once the sale of the property to
Bruggeman Properties has been completed. Under the 50/50% split proposal, United Properties
would discount their 50% share of the proceeds beyond the $2.00 per sq. ft. by an additional
$14,000 reducing their share of the proceeds to $60,000. UP's letter suggests that the cost of
carrying the $600,000 until April 15, 2004 will result in additional "out-of-pocket" costs that
they wish to avoid. The offer made by Bruggeman Properties to purchase the residential parcel
calls for a $300,000 down payment, with the balance of $600,000 due no later than April 15,
2004.
Under the terms of this proposal, the City would approve the plat submitted by Bruggeman
Properties, with the City exercising "partial releases" of individual lots to Bruggeman until the
entire outstanding balance is paid to the EDA. However, in any event, the EDA would receive
final proceeds of the sale no later than April 15, 2004. In short, the EDA would receive an
additional $14,000, in addition to the $74,000 and in addition to the $752,000 owed on the
~
original sale of the property. Please see the attached letter from United Properties regarding their
request and offer to be released from the transaction once the closing has been finalized with
Bruggeman.
i
BUDGET IMP ACT
In review, the additional $14,000 generated through this proposal exceeds the normal rate of
return the City could expect if we received the $600,000 by October 15,2003 and invested the
proceeds until April 15, 2004. The City Finance Director indicated that the rate of return for a
short-term investment of approximately 6 months would yield approximately $3,450 (1.15%) as
opposed to the $14,000 the City is being offered by United Properties as a discount on their
respective split of the proceeds.
ACTION REOUIRED
Staff recommends approving the disengagement of United Properties from this transaction upon
closing of the property to Bruggeman Properties LLC subject to the previously described offer
by United Properties. Again, the EDA will receive the full proceeds from the sale of the property
no later than April 15, 2004.
Cc: Keith Ulstad, United Properties
~
IE~IE~WJ[E~'J
11 \: ~
SEP I 5 2003 ll:!J !
CITY OF ANDOVER
UNITED PROPERTIES
September 12, 2003
Mr. John Erar
Executive Director
Andover Economic Development Authority
1685 Crosstown Boulevard N,W.
Andover, MN 55304
Dear John:
As you know, the original Andover Station development deal included 8.64 acres of
residentially zoned land that was going to be re-sold by United Properties to Hans Hagen
Homes for a townhome development.
At the eleventh hour, Hagen backed away from the purchase, ostensibly for environmental
reasons. In order to keep the Andover Station shopping center project moving forward,
we agreed to pay the City of Andover $452,000 of non-refundable earnest money on the
residential parcel, and did so at the closing of the land purchase.
We are now working on our fifth Purchase Agreement for the residential property. This
buyer, Bruggeman Properties, LLC, appears to be more environmentally savvy than its
predecessors, so maybe we will close this time.
The economics under the Bruggeman purchase agreement are as follows:
Less: City's 50% Participation
Sales Proceeds to UPI
$900,000
<$752.000>
$148,000
<$ 74.000>
$ 74,000
Sales Price:
Less: Balance Owed to City
The Buyer wants to pay $300,000 down, with us taking a Purchase Money Mortgage for
$600,000 until April 15, 2004, with a provision for partial releases. That would require
United Properties to come out-of-pocket for another $600,000 until April, on top of the
$452,000 we've already advanced on the residential parcel.
The proceeds we will realize on this deal seem too small for that amount of effort and
capital outlay. Instead, as we discussed at lunch on August 14th, it seems logical at this
point to remove United Properties from the middle of this deal.
3500 West 80th Street. Minneapolis, MN 55431 · 952,831.1000 · fax 952,893,8804 . www,uproperties,com
"
..
I propose that the fully-executed purchase agreement with Bruggeman Properties, LLC be
assigned to the City of Andover EDA by United Properties. Because the EDA already
owns the property, they can give the Buyer partial releases without having to layout cash,
and maintain the security of their land plus the Buyer's $300,000 down payment.
For the right to "step out of the middle" we discussed a discount on United Properties
share of the sales proceeds. I believe that we tentatively agreed that United Properties
would receive $60,000 in gross proceeds, as opposed to the $74,000 that we would have
received per the original agreement. This discount on our proceeds reflects United
Properties disengagement from the Andover Station residential transaction.
Please confirm for me that the above outline accurately reflects our discussions on this
matter.
Sincerely,
;t;;;/
, Keith A. Ulstad
Vice President
Retail Development
c: Frank Dutke
Larry Guthrie (via fax 612-371-3207)
KAU/rlm
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ANDOVER STATION NORTH
ANDOVER, MN
PROPOSAL PRESENTED BY:
HARTFORD
GROUP, INC.
Real Estate Development. Architecture. Engineering. Managment
Contact: Mrs. Elizabeth Kautz
Executive Vice President
(952) 746-1203
ekautz@hartfordgrp.com
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ANDOVER STATION NORTH
ANDOVER, MN
Andover Economic Development Authority
City of Andover
1685 Crosstown Boulevard N,W,
Andover, MN 55304
Dear Members of the Andover Economic Development Authority,
On behalf of Hartford Group, Inc" we thank you for the opportunity to present this proposal to develop "Andover Station North", We share in your
excitement as you embark upon this next phase of major development for the City of Andover. The Hartford Group is poised to partner with the
City of Andover to undertake full development of the site area, As an experienced Master Developer oflarge, mixed-use developments, we will
work with you from start to finish delivering a custom-designed development that meets your objectives,
The Hartford Group is comprised of talented, experienced and dedicated professionals, Our team consists ofIand developers and planners,
architects, civil engineers, real estate brokers, financial analysts, and marketers, We also bring in trusted partners, as needed, to assist us in
delivering the final product. These partners may consist of for-sale townhome developers, commercial developers, general contractors, and other
resources, We are also open to working with single-use developers and resources recommended by you, As Master Developers, we will
orchestrate the entire process for you.
Hartford Group employed "new urbanism" principals as the foundation for the proposed Andover Station North, These principals include:
- assembling a complimentary mix ofIand uses within a compact area that offer a variety of places to go and things to do,
- offering intergeneration housing for a variety of markets and price points
designing buildings and public infrastructure to maximize energy efficiency
utilizing high quality urban architecture and durable building materials
providing a variety of transportation choices and encouraging walking, biking and the use of public transit
creating walkable neighborhoods with ample sidewalks and trails; reducing the dependence on automobiles
employing shared parking modules for different building uses
- preserving natural features to ensure environmental protection while creating public realm amenities
being respectful of adjacent residential neighborhoods
Hartford Group's enclosed proposed development plan provides for:
medium density housing with a range of price options (owner-occupied townhomes, upper level rental apartment or for-sale
condominiums above first level retail, and a senior living community)
employment opportunities through a variety of commercial development (large anchor uses, small retail/service shops, showrooms, and
restaurants)
a Park-and-Ride facility with opportunities for future transit services and alternative transportation modes
recreational opportunities within the development along with a connection to the nearby City Park
the preservation of natural resources, including upgraded wetlands that are surrounded by a trail system and provide for open green
space
the entire development will be connected by walking paths to form a pedestrian-friendly environment
the creation of a dual function, utilitarian stormwater management system in the form of a public lake
Hartford Group will work with the City of Andover on final land use arrangements and design, In addition, architectural design guidelines will
promote high quality buildings that focus on use, frontage and streets capes. Overall, the mission of the Hartford Group is to orchestrate a
development that takes full advantage of the area's access and visibility and creates a positive community identity and a sense of place, We look
forward to working with you in fulfillment of this mission,
Sincerely,
Elizabeth B, Kautz
Executive Vice President
Hartford Group, Inc,
Principal in Charge
Larry A. Johnson
Vice President of Development Services
Hartford Group, Inc,
Project Manager
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ANDOVER STATION NORTH
ANDOVER, MN
TABLE OF CONTENTS
BACKGROUND INFORMA nON
Master Developer
Development Team Leaders
1
2-4
RELEVANT EXPERIENCE
Legacy Village at Apple Valley
Legacy Village at Maplewood
Legacy Village at Lino Lakes
5-7
8 - 10
11 - 12
DEVELOPER'S REFERENCES
Developer's References
Company Affiliations / Registrations
13-14
15
STATEMENT OF PHILOSOPHY AND PROJECT UNDERSTANDING
16
OVERALL PROJECT SCHEDULE
17
RESPONSE TO DEVELOPMENT ISSUES
18
PROPOSED PURCHASE PRICE
19
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ANDOVER STATION NORTH
ANDOVER, MN
HARTFORD GROUP, INC.
MASTER DEVELOPER
Hartford Group, Inc. is an integrated real estate development company dedicated to creating
livable and sustainable communities. Our team is comprised of developers, land planners,
brokers, architects, engineers, financial analysts and marketers. We strive to be the developer
of choice for mixed-use projects.
As Master Developers for Planned Unit Developments, we are committed to "new urbanism"
development practices, We blend a diverse range of housing with commercial uses and retail
services into pedestrian friendly neighborhoods, while preserving open space. Hartford works
collaboratively with municipalities to add value to the city by providing public realm amenities
and creating a sense of place,
Over the past 20 years, the principles of the Hartford Group has orchestrated more than $550
million in real estate developments. Our projects include apartments, townhomes, condomini-
ums, senior housing, healthcare facilities, daycare facilities, and offices, along with mixed-use
housing and commercial projects.
An additional $700 million in development projects are currently in progress that includes:
Regent at Burnsville, Senior Living Community
Legacy Village at Apple Valley
Legacy Village at Maplewood
Legacy at Wood's Edge (Lino Lakes)
The Hartford Group is based in Eden Prairie, MN. More information on can be obtained
through our website at www.hartfordgtp.com.
VISION STATEMENT
The Hartford Group, Inc. is the developer of choice to create livable and sustainable
communities.
MISSION STATEMENT
The Hartford Group, Inc. creates livable and mixed-use communities by utilizing all available
financial resources in conjunction with staff architectural, engineering and development
capabilities,
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ANDOVER STATION NORTH
ANDOVER, MN
HARTFORD GROUP, INC.
DEVELOPMENT TEAM LEADERS
John C. (Jack) Brandt
President - Hartford Group, Inc.
Mr. Brandt is a graduate of the University of Minne-
sota. After attending Law School, he entered the
real estate business. He is experienced in real estate
property management, brokerage and development,
and holds a Minnesota Real Estate Brokers License.
Mr. Brandt has developed in excess of $550 million
in real estate to include apartments, townhomes,
condominiums, senior housing and services, day-
cares, offices and mixed-use projects, Jack is the
President of the Hartford Group and principal of
Hartford Property Management, LLC.
Elizabeth B. Kautz
Executive Vice President
Ms. Kautz is a graduate of The College of St. Cath-
erine with a graduate degree from the Alfred Adler
Institute of Chicago. She also has extensive post
graduate work in Business and Organizational
Development. She brings an extensive and multi-
disciplined background in psychology, organiza-
tional systems and business ownership, Currently,
she is serving her fourth term as Mayor of the City
of Burnsville in Minnesota and serves on the Board
of The US Mayors Conference. Elizabeth joined
the Hartford Group in 2000 and is responsible for
Business Development.
Keith J. Gruebele, CPA Inactive
General Manager/CFO
Mr. Gruebele earned a Bachelor's Degree in Busi-
ness Accounting from the University of Minnesota
and is a Certified Public Accountant. His profes-
sional experience includes over 25 years in positions
of Chief Financial Officer, Consultant, Controller,
Senior Financial Manager and CPA. As the General
Manager and Chief Financial Officer since 2001 for
the Hartford Group, Keith is responsible for the
daily operations of the company and maximizing
value for all parties involved in the company's
developments. Other responsibilities include
contract analysis, financial modeling of projects,
market research/pricing analysis, reviews of
appraisals, and facilitating project closings.
William H. Lykken
Vice President, Development Services
Mr. Lykken has over 30 years experience in real
estate brokerage, real estate development, and struc-
turing complex real estate transactions and
exchanges. He has taught real estate investment and
exchange seminars for investment and brokerage
organizations throughout the mid-west and at several
universities, Bill is often called upon by investors
and other real estate professionals to solve difficult
real estate related problems. He is a past president
of The Minnesota Real Estate Exchange organiza-
tion and is a Commercial Brokers within the state of
Minnesota, Bill received a Bachelor of Science
Degree in Business Administration from Bowling
Green University and was a Captain within the
United State Air Force. Bill has been associated
with the Hartford Group for 15 years, being involved
with land and commercial brokerage activity, and
project and construction management.
Larry A. Johnson
Vice President, Development Services
Mr. Johnson holds an Undergraduate Degree from
the University of Minnesota with a Master's Degree
from Minnesota State University/Mankato. He
brings over 30 years of extensive experience in
housing development, operations and finances. Mr.
Johnson was the Executive Vice President and Chief
Financial Officer for Walker Methodist, Inc. from
1983 to 1997, Larry understands the unique
approaches to acquiring, developing and managing
nursing homes, senior housing, home health
services, adult daycare, assisted living and memory
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ANDOVER STATION NORTH
ANDOVER, MN
HARTFORD GROUP, INC.
DEVELOPMENT TEAM LEADERS (CONT.)
care units. Larry joined the Hartford Group in 2001
and is responsible for acquiring and developing new
sites for large, mixed-use developments.
James M. Grobe
Vice President, Development Services
Mr. Grobe earned a Bachelor of Arts Degree in
Economics from the University of Minnesota. He
entered the commercial real estate field in 1973 as a
Broker. He has extensive experience in sales/leasing
of all types of real estate, tenant representation, and
land brokerage. Jim's expertise covers financial
analysis, land specialization, and sales and leasing of
commercial properties, including cash flow equities.
Mr. Grobe holds a Minnesota Real Estate Brokers
License. Mr. Grobe has been associated with the
Hartford Group since 2001, involved in land and
commercial brokerage activity.
Derek C. Brandt
Development & Acquisition Services
Mr. Brandt recently joined the Hartford Group. He is
involved in all aspects of the real estate development
process from concept design to financial modeling.
Derek is a graduate of the University of Iowa and
holds a Minnesota Real Estate License.
Harold M. (Hal) Pierce, AlA, cm
Director of Architecture
As Director of Architecture, Mr. Pierce oversees all
design work produced by the Hartford Group, He
has over 30 years of Architectural Design experience
and is a Registered Architect in the States of Minne-
sota, Wisconsin and Arizona, Hal received his
Bachelor of Arts Degree in Architecture from Iowa
State University and also engaged in Graduate Stud-
ies in Education at the University of Minnesota. He
is on the Board of Advisors for Hennepin Technical
Colleges, as well as former Chairman of Architec-
ture with Anoka Technical College. His experience
also includes being a member of the Planning Com-
mission for the Cities of Plymouth, MN and Brook-
lyn Center, MN. Hal is a member of the American
Institute of Architects and a Certified Interior
Designer with the State of Minnesota. Hal has been
with the Hartford Group for five years.
Mathew Nugent
Architect
Mr. Nugent received a Bachelor of Arts Degree in
Art and Design from The University of Iowa and a
Masters of Architecture from The University of
Texas at Arlington. Mathew holds Architectural
Registrations in the states of Minnesota, Iowa, Texas
and New Mexico and is a member of the American
Institute of Architects. He has over 12 years of
complete project management experience including
schematic design, design development, construction
documents, bidding, and construction administra-
tion. Mathew's design projects include residential
apartments, corporate headquarters, warehouse
space, casinos, sports facilities, education buildings,
office buildings and retail stores. Mathew joined the
Hartford Group in 2002 and is the Project Architect
and Designer for many of the company's
developments,
Shawn M. Knoth
Architectural Designer
Mr. Knoth has over eight years of professional
experience encompassing architectural design,
multidisciplinary drafting (CAD), graphic art
presentation, engineering, manufacturing quality
control, and scientific research, His education
includes an Associate Degree in Pre-Engineering
from North Hennepin Community College, and a
Bachelor of Science Degree in Geology with a
Minor in Chemistry, both from the University of
Minnesota. His experience covers residential,
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ANDOVER STATION NORTH
ANDOVER, MN
HARTFORD GROUP, INC.
DEVELOPMENT TEAM LEADERS (CONT.)
commercial, and industrial facilities. Shawn has
been with the Hartford Group since 2001 and is
responsible for complete design of several general
occupancy housing projects.
Daniel J. Fabisiak
Architectural Designer
Mr. Fabisiak received a Bachelor of Fine Arts
Degree with an Emphasis in Environmental Design
from the University of Wisconsin, Stevens Point.
Dan has over 10 years of experience in architectural
design and engineering, project management,
multidisciplinary drafting (CAD) and graphic
presentation, His experience covers multi-family
residential, commercial, manufacturing, educational,
religious and healthcare facilities. Dan joined the
Hartford Group in 2002 and is the primary designer
for Senior Housing products, as well as designing
General Occupancy Housing and special projects.
Patrick J. Sarver, ASLA, RLA
Director of Land Planning
Mr. Sarver has extensive land development and site
engineering experience through his work as a Land-
scape Architect. He holds a Masters of Landscape
Architecture Degree from Kansas State University,
as well as a Bachelor of Arts Degree in Business
Management from Saint Mary's University in
Winona. Mr. Sarver's project experience includes
mixed use developments, parks, bikeways, schools
campus, athletic fields, and streetscape projects. He
currently holds his professional licensure in the
States of Minnesota and Wisconsin. Patrick joined
the Hartford Group in 2002 and is responsible for
site development and design for the Hartford Group.
Jon Theis
Director of Civil Engineering
Mr. Theis has over six years of Civil Engineering
experience, specializing in the analysis, design and
inspection of civil systems for highways, roadways,
parking lots, sidewalks, underground utilities, and
flood control projects, His work has been with
private, commercial and government clients, He
received a Bachelor of Science degree in Civil
Engineering from North Dakota State University,
Jon is a Registered Professional Engineer in the
State of Minnesota and holds membership in the
American Society of Civil Engineers. Jon joined the
Hartford Group in 2001 in charge of civil
engineering activity.
Maggie Horn
Director of Marketing
Ms, Horn has over 15 years of marketing, manage-
ment and leasing experience in the areas of retail,
office suites, multi-family housing and real estate
development. Her expertise covers strategic
planning, analysis, creation of marketing plans and
campaigns, advertising, event planning, leasing and
sales, presentations, facilitation, and public relations.
Maggie received a Bachelor of Arts Degree from
Drake University in Des Moines, IA. Maggie joined
the Hartford Group in 2001 responsible for all areas
of marketing,
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ANDOVER STATION NORTH
ANDOVER, MN
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at Apple Valley
Hartford Group, Inc. is the Master Developer for Legacy Village,
a mixed-use development in downtown Apple Valley, Minne-
sota. It brings intergenerational housing together with retail shops
and services, restaurants, and public realm amenities all within a
pedestrian-friendly campus. It is planned to add value to the
municipality of Apple Valley while offering its residence a sense
of place within their community. Legacy Village of Apple Valley
will be developed in phases and at its completion will span over 52
acres. The first phase of development encompasses 28 acres
located between Galaxie and Foliage Avenues on 153rd Street
West in Apple Valley.
LOCATION
The site is located south of Co, Rd.
42, between Galaxie and Foliage Ave-
nues in downtown Apple Valley, MN.
DATE OF PROJECT
INVOLVEMENT
The Hartford Group began working
with the City of Apple Valley in 2001
as Master Developer for the 52-acre
site. Phase I has been approved as a
PUD with initial site work started in
the spring of2003. Building con-
struction commenced in summer
2003, Phase II is in final concept
planning stage and seeking municipal
approvals,
DEVELOPMENT COSTS
Phase One $100 Million
Phase Two $130 Million
SCOPE OF PROJECT
52 ACRES
Housing:
For Sale Townhomes, 114 units
(Partner-Town & Country Homes)
Tuscany Apartments, 244 units
Commercial:
Restaurants
Office space
Retail & Service uses
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ANDOVER STATION NORTH
ANDOVER, MN
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at Apple Valley
LEGACY VILLAGE AT ApPLE VALLEY features senior housing, rental apartments, for-sale townhomes,
restaurants, office space and retail establishments, Community amenities include an outdoor plaza, interior lake,
fountains, walking paths, and outdoor seating areas. Prominent entry areas feature extensive landscaping. The
architectural theme is a rich stucco and brick design with facades depicting a central European village.
FOR SALE TOWNHOMES
SENIOR HOUSING
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GENERAL OCCUPANCY
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ANDOVER, MN
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at Apple Valley
LEGACY LAKE will offer a combination of open
green space and quiet conversation nodes, all
surrounded by lush landscaping. Walking paths circle
the lake and connect the entire development of the
pedestrian-friendly village. A proposed multi-purpose
amphitheater will be a focal gathering place for a
variety of public and private events. Features
proposed include a "Tot Lot" playground, public art
sculptures, and water fountains add to the enjoyment
of the area.
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ANDOVER STATION NORTH
ANDOVER, MN
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at Maplewood
Hartford Group, Inc. is the Master Developer of Legacy
Village at Maplewood, a mixed-use, pedestrian-friendly
development on 81.3 acres located near Highway 694 and
Maplewood Mall. It will include many features associated
with "new urbansim" development including a mixture of
owner-occupied and rental housing types; senior housing
offering independent living, assisted living and memory
care; numerous commercial and retail uses including
restaurants; corporate headquarter buildings and medical
offices. Wetlands on the site will be upgraded and provide
for walking paths, green space and sitting areas. Walking
paths will connect the residential and commercial uses
within the Village, along with forming a connection of the
City trail system within Maplewood, MN.
LOCATION
The site is located approximately one-
quarter-mile south of Interstate
Highway 694 and west of Maple wood
Mall in Maplewood, Minnesota.
Access from 1-694 is at White Bear
Avenue or Highway 61.
DATE OF PROJECT
INVOLVEMENT
The Hartford Group began working
with the City of Apple Valley in the
spring of 2002 as Master Developer for
the 81-acre site. Final municipal
approvals are expected in September
2003 with construction beginning in the
fall of2003.
DEVELOPMENT COSTS
$250 Million (estimated)
SCOPE OF PROJECT
81.3 ACRES
Housing:
For Sale Townhomes, 198 units
Rental Rowhomes, 196
Low Income/W orkforce Housing, 100
Senior Housing, 120
Commercial:
Corporate Office Center
Restaurants
Office Space
Retail & Service uses
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ANDOVER, MN
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at Maplewood
Senior Housing with Services
Corporate Headquarters
For-Sale Townhomes
Multi-Family Rental Rowhomes
Commercial RetaillRestaurants
Executive Office Suites
General Occupancy Rental Apartments
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COMMUNITY SPACE AND
PRESERVED WETLANDS
A Large Community Space is allocated within
Legacy Village not only to serve the residents of
the development but also be available to all
residents of Maplewood. This open green space
will feature youth soccer fields, children's
playground equipment, water play equipment and
picnic areas. It'll be connected to the trail system
for easy pedestrian or bicycle access.
Numerous wetlands have been delineated on the
site. The development proposes upgrading the
wetlands to create a true site amenity, which will
provide for walking paths, green space, and sitting
areas around the wetlands. The walking paths will
form a trail system that will connect to the City
and Regional trail system.
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ANDOVER STATION NORTH
ANDOVER, MN
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Llno Lakes, MN
OIartford Group, Inc. is the Master Developer of The Legacy at Wood's
rydge, a proposed mixed-use, town center development located within
Cpno Lakes, Minnesota. The 42-acre development is designed to offer
citizens a place to enjoy an active street life along with community
Otctivities all within a small town setting. Small retail shops, offices, and
aestaurants line sidewalks creating a "Main Street", pedestrian-friendly
dOwn square. A variety of free-standing retail, restaurants, office space,
and a hotel round out the proposed commercial uses. Housing options
O.vithin the development include for-sale townhomes, rental apartments,
Ond upper story residential homes above the ground-level commercial
ases. A new YMCA facility and free-standing daycare center within the
development compliment the adjacent services of a Health Clinic, Bank,
ctity Hall, and Police Station. Park areas and water features will be
Oreated for community gathering places. A trail system will border
adjacent preserved wetlands, as well as connect all uses within the
Odevelopment into a pedestrian-friendly village.
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LOCATION
The site is located along Interstate 35W
at Lake Drive in Lino Lakes, MN.
DATE OF PROJECT
INVOLVEMENT
The Hartford Group began working
with the City of Lino Lakes in February
of 2002 as Master Developer of the
42-acre site. Final municipal approvals
are expected by December 2003 with
construction beginning in the spring of
2004.
DEVELOPMENT COSTS
$150 Million (estimated)
SCOPE OF PROJECT
42 ACRES
Housing:
For Sale Townhomes
Rental Housing above first floor
commercial/retail uses
Low Income/W orkforce Rental
Housing
Commercial:
Restaurants
Office Space
Retail & Service uses
Hotel
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ANDOVER STATION NORTH
ANDOVER, MN
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Lino Lakes
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ANDOVER STATION NORTH
ANDOVER, MN
REFERENCES
LENDER
Nichols Financial Services Company
350 West Bumsville Parkway
Bumsville, MN 55337
952-895-5200 - Telephone
952-895-1159 - Fax
Contact: Timothy Nichols, President
tnicho Is@nicholsfinanciaI.com
LENDER
Builders Development & Finance
1055 East Wayzata Blvd., Suite 210
P.O. Box 637
Wayzata, MN 55391
(952) 473-8511 - Telephone
(952) 473-1219 - Fax
Contact: William (Bill) Keenan, President
LEGAL-CORPORA TE
REPRESENTATION
Briggs and Morgan
2200 First National Bank
St. Paul, MN 55101-4999
651-223-6600 - Telephone
651-223-6450 - Fax
Contact: William Cosgriff
wcosgriff@briggs,com
GENERAL CONTRACTOR
Frana Companies, Inc.
633 Second Avenue South
Hopkins, MN 55344
952-935-8600 - Telephone
952-935-8644 - Fax
Contact: Peter Donnino, President
pdonnino@frana.com
LENDER
Marshall Group Inc.
Pillsbury Center
Minneapolis, MN 55440
612-376-1500 - Telephone
612-376-1548 - Fax
Contact: Paul Ekholm, Senior Vice President
pekholm@millerschroeder.com
LEGAL-MUNICIPAL
REPRESENTATION
Larkin, Hoffman, Daly & Lindgren, LTD.
7900 Xerxes Avenue South
Bloomington, MN 55431
952-835-3800 - Telephone
952-896-3278 - Fax
Contacts: Bob Hoffman, William Griffith, Jr.
wgriffith@lhdI.com
GENERAL CONTRACTOR
Kraus Anderson Construction Company
525 South Eighth Street
Minneapolis, MN 55404
612-332-7281 - Telephone
612-332-8739 - Fax
Contact: David H. Rollins, Vice President
drollins@k-a-c.com
GENERAL CONTRACTOR
PCL Construction Services, Inc.
12200 Nicollet Avenue South
Bumsville, MN 55337
(952) 882-9600 - Telephone
(952) 882-9900 - Fax
Contact: Fred Auch, Vice President
fgauch@pcI.com
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ANDOVER STATION NORTH
ANDOVER, MN
REFERENCES
CITY OF APPLE VALLEY
7100 West 147th Street
Apple ValIey, MN 55124
952-953-2500 - Telephone
952-953-2515 - Fax
Contacts: Tom LawelI, City Administrator
Rick KelIey, Community Development
rkelIey@ci.apple-valIey,mn,us
CITY OF EDEN PRAIRIE
8080 Mitchell Road
Eden Prairie, MN 55344
952-949-8300 - Telephone
952-949-8392 - Fax
Contacts: Scott Neal, City Manager
Donald Uram, Director of Finance
duram@ci.edenprairie.mn,us
CITY OF BURNSVILLE
100 Civic Center Parkway
BumsvilIe, MN 55337
952-895-4451 - Telephone
952-895-4404 - Fax
Contacts: Craig Ebeling, City Manager
Chad Wohlers, Planner
chad. wohlers@ci,bumsville.mn.us
CITY OF MAPLEWOOD
1830 East County Road B
Maplewood, MN 55109
651-770-4500 - Telephone
651-770-4506 - Fax
Contacts: Richard Fursman, City Manager
Melinda Coleman, Assistant City Manager
melinda,coleman@ci.maplewood.mn.us
CITY OF LINO LAKES
600 Town Center Parkway
Lino Lakes, MN 55014
(651) 982-2400 - Telephone
(651) 982-2499 - Fax
Contacts: Michael Grochala, Community Development Director
Mary Alice Divine, Economic Development Assistant
mgrochala@ci,lino-lakes,mn.us
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ANDOVER STATION NORTH
ANDOVER, MN
COMPANY AFFILIATIONS / REGISTRATIONS
COMPANY AFFILIA nONS
. American Institute of Architects
. American Society of Civil Engineers
. American Institute of Certified Public Accountants
. Association of Local Housing Finance Agencies
. Executive Suite Association
. Florida Apartment Association
. Florida Housing Coalition
. Minnesota Commercial Realtors
. Minnesota Senior Federation
. Minnesota Society of Certified Public Accountants
. Minnesota Society of Professional Surveyors
. Sensible Land Use Coalition
. Minnesota Shopping Center Association
. Builders Association of the Twin Cities
ARCHITECTURAL REGISTRA nONS
. Minnesota
. Wisconsin
. Florida
. Arizona
ENGINEERING REGISTRA nONS
. Minnesota
LANDSCAPE REGISTRA nONS
. Minnesota
. Wisconsin
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ANDOVER STATION NORTH
ANDOVER, MN
STATEMENT OF PHILOSOPHY AND PROJECT UNDERSTANDING
Hartford Group custom-designs developments and buildings for clients, We work in
partnership with the client to achieve the set objectives. As the Master Developer of a large
mixed-use development, we utilize all available resources, both in-house or outsourced if
needed, to deliver the vision of the client. This practice will be implemented for the Andover
Station North mixed-use development. Hartford Group will work in concert with the City of
Andover to orchestrate the full development. Weare also open to working with single-use
developers that the City may chose to complete portions of the total development.
Hartford Group's talented team of professionals have proposed a mixed-use development for
Andover Station North utilizing the latest "new urbanism" concepts. Our Architectural
Designers will follow design guidelines set by the City and strive to maintain architectural
integrity with high quality urban designs and the use of durable building materials, For each
land use within the development, we will focus on delivering high quality buildings along with
complimentary frontage and streetscapes,
Hartford Group's developments are long term in nature, building for the future. We try to
anticipate future needs and changes in transportation, housing, business and community, We
envision that the project may take up to five years before it's totally built out. After receiving
municipal approvals, all phases will be worked on concurrently. We predict that the for-sale
housing component will be the first phase of implementation. The senior housing and retail/
multi-family housing components will follow shortly after, with the commercial/retail areas
following the residential and completing the total development. With the commercial/retail
components, it will take time to search for the best users and will depend on their timing for
entering the market.
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ANDOVER STATION NORTH
ANDOVER, MN
OVERALL PROJECT SCHEDULE
PDO - ANDOVER STATION NORlH
Predevelopment Stage:
Site Assembly
Market Studies Ordered
'Concept Plan Review
Special Workshop
&hematic Plans
Development Stage:
Application &ibmitted
Prelim inary Plat, site plan, PD~, land sale
Planning Comm.
Planning Comm.
City Council
City Council
Final Plat
Development Agreement
Building Permit
1imeline
October-03
October
Nov. - Feb.
March-04
March - Apr.
June
, September
October
November
November
Jan-05
PUBLIC IMPRO VEMENTS
1imeline
Order Feasibility Study
March-04
Receive Feasibility Study
June
Public Hearing
Order Plans & Specs
July
August
Approve Plans & Specs
Advert ise for bids
Receive Bids
Award Contract
" December
December
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ANDOVER STATION NORTH
ANDOVER, MN
RESPONSE TO DEVELOPMENT ISSUES
MARKET ANALYSIS
When Hartford Group is selected as the Master Developer for Andover Station North, full
market feasibility studies will be conducted for each component of the development. Housing
feasibility studies will determine market support for future uses, including type and density
ratios, Market analysis for potential future commercial uses will include an evaluation of
competitive centers, a trade area analysis, and a competitive position evaluation. The market
analyses will also address the potential to develop light industrial.
Through a preliminary analysis of the market and receiving input from our resources, Hartford
Group believes there is a strong market for each use and product proposed in our plan.
THOROUGHFARE UPGRADES
The Hartford Group understands that the proposed development must provide for the upgrades
to both Bunker Lake Boulevard and Hanson Boulevard that relate to traffic generated from the
proposed development. Due to these upgrades and the high cost associated with infrastructure
and site improvements, the Hartford Group may request support from the City of Andover
through TIF and/or tax abatement programs.
PARK AND RIDE FACILITIES
Hartford Group's proposed site plan contains a proposed park and ride facility and is willing to
work with the City of Andover to implement this component of the development.
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ANDOVER STATION NORTH
ANDOVER, MN
PROPOSED PURCHASE PRICE
Hartford Group, Inc. is willing to negotiate a purchase agreement for the entire site. Once the
Hartford Group is selected as the Master Developer, we will work with the City on valuation
and project phasing.
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