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Home My WebLink AboutEDA October 21, 2003 ,- ) 1685 CROSSTOWN BOULEVARD N.W. . ANDOVER, MINNESOTA 55304 . (763) 755-5100 FAX (763) 755-8923 . WWW.CI.ANDOVER.MN.US CITI OF ANDOVER ECONOMIC DEVELOPMENT AUTHORITI SPECIAL MEETING OCTOBER 21,2003 - 6:00 p.m. CONFERENCE ROOM A AGENDA 1. Call to Order 2. Approve Minutes - October 7, 2003 3. Discuss Andover Station North RFP Submittals 4. Other Business a. Authorize Purchase Agreement-Bruggeman Homes 5. Adjourn /' "- , ) '\ 'J G2) \ , 1685 CROSSTOWN BOULEVARD N.W. . ANDOVER. MINNESOTA 55304 . (763) 755-5100 I FAX (763) 755-8923 . WWW.CLANDOVER.MN.US TO: President and Commissioners CC: John Erar, Executive Directolf V FROM: Vicki V olk, City Clerk SUBJECT: Approval of Minutes DATE: October 21, 2003 INTRODUCTION The following minutes have been provided by staff for approval by the EDA: , October 7, 2003 Special Meeting (Larsen, Nowak, Schultz absent) Copies are attached for your review. ACTION REQUIRED The EDA is requested to approve the minutes listed above. Respectfully submitted, dL. (J.~ Vicki V olk City Clerk I " 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 OCTOBER 7, 2003 - MINUTES A Special meeting of the Andover Economic Development Authority was called to order by President Gamache at 6:00 p.m., Tuesday, October 7, 2003 at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners Present: Ken Orttel, Julie Trude, Mike Knight, Don Jacobson Commissioners Absent: Fred Larsen, Robert Nowak, Ed Schultz Also Present: Will Neumeister, Community Development Director Jim Dickinson, Finance Director Others APPROVAL OF MINUTES -SEPTEMBER 16, 2003 Motion by Jacobson, seconded by Orttel to approve the minutes as presented. Motion ; carried on a 4-yes, I-present (Gamache) vote. , ANDOVER STATION NORTH - RFP PRESENTATION Elizabeth Kautz, Executive Vice President of the Hartford Group, presented their proposal noting their company is a group of integrated real estate companies that provide services to facilitate the development of large, mixed-use projects. They implement the entire development process from land acquisition to continued property management. Ms. Kautz gave an overview of the principals of the company and introduced M~ggie Horn, Director of Marketing, and Larry Johnson, Vice President of Development Services. Ms. Kautz explained that their plan provides for medium-density housing, employment, a park-and-ride facility, preservation of natural resources, etc. The park area can be enhanced with paths and sidewalks, coming off of Hanson they would have big box development and to the north commercial/retail. Senior housing would be appropriate along with medium density row houses. Going south the building would have retail on the first floor with residential on the 2nd, 3rd and 4th floors. Ms. Kautz reviewed their company's experience including a 52-acre development in Apple Valley, an 81-acre development in Maplewood and a 42-acre site in Lino Lakes. , / Special EDA Meeting October 7, 2003 - Minutes Page 2 Commissioner Jacobson asked if they actually purchase the entire parcel and develop it or do they become a consultant. Ms. Kautz explained that they would put the landunder contract, work with staff and then design and build. They have others who are investors. For the commercial portion they would bring in retailers and sell them the land. They would, however, go through the entire approval process and bear those costs. Commissioner Jacobson asked if they are aware of the neighboring landfill and the Great River Energy site. Ms. Kautz stated they are and didn't feel they would be a problem. Commissioner Trude asked if the Hartford Group would be amenable to having a local developer buy part of the property. Ms. Kautz stated yes. Commissioner Trude asked if it would be difficult to market the property because it is not at a m~or intersection. Ms. Kautz stated that it would not be because of all of the amenities that would be offered. Commissioner Trude noted that some developers in the city felt rejected because they were not able to get their proposals in on time. She would like other people to be able to submit proposals before a decision is made. Mr. Neumeister explained that everyone was given ample time and he even extended the deadline 3 additional weeks. Commissioner Jacobson noted that proposals could be submitted up to the Thursday prior to the next I EDA meeting. Mr. Dickinson suggested scheduling a meeting for October 21, 2003 to review the proposals and give staff direction. Motion by Jacobson, seconded by Trude to schedule a special meeting for October 21, 2003 at 6:00 p.m. Motion carried unanimously. Mr. Dickinson stated that staff will make sure that this is the only item on the agenda. ANDOVER STATION RESIDENTIAL -DEVELOPMENT ISSUES Mr. Neumeister explained that Bruggeman Homes would like to discuss the garage size issue with the EDA. It was agreed that they would try to increase the size to 400 square feet and construct storage bins in all of the garages. Staff believes this is acceptable as under the terms of a PUD, this change could be approved. Another issue is the down payment. Bruggeman would like to reduce the down payment to $100,000 from $300,000, creating a balance due of $800,000. United Properties has discounted their proceeds and that increases the amount the EDA would receive. Staff finds this to be acceptable as the EDA would still be receiving final payment by April 15, 2004. Bruggeman has also requested that the Phase I study be updated at city cost. Staff feels this is not significant. They would like the cost of the Phase II study to be equally shared. / Special EDA Meeting October 7,2003 - Minutes Page 3 A third request is to indemnify Bruggeman for a 3-year period. lIDs is the same period of time offered to previous potential developers of the city and the City Attorney is supportive. Bruggeman has also requested that the EDA help de-list the site from the Superfund site and have the consent decree removed from the title. The City Attorney has indicated that the city is not legally capable of facilitating these actions; however, the city can provide a supportive role for Bruggeman. Commissioner Trude stated that the only item she is not in favor of is the garage size. City code for garage size has been 440 square feet for 20-23 years. Greg Schlink, Bruggeman Homes, explained that the way the site lays out, in order to get the garages wider would be to encroach on the setbacks. Commissioner Jacobson stated that he would rather lose green space than have smaller garages. Paul Bruggeman explained that their proposal is similar to what they have done in Forest Lake. They are also building these units with 360 square foot garages in Lino Lakes and Inver Grove Heights. / Motion by Jacobson, seconded by Orttel to approve Items 2 and 3 as presented by staff. Motion carried unanimously. Motion by Jacobson, seconded by Knight that the EDA prefers 440 square foot garages and in the PUD process will consider the encroachment into the green space. Motion carried unanimously. ANDOVER STATION NORTH -APPRAISAL SUMMARY Mr. Neumeister reviewed the appraisal noting that the averages would be $4.00 per square foot for retai1Jcommercialland; $4.50 per square foot for smaller retail services; $3.00 per square foot for light industrial; $1.50 per square foot for low density residential; $2.30 per square foot for medium density residential and $2.60 per square foot for high density residential. Commissioner Jacobson asked if the appraisal covers the Great River Energy parcels. Mr. Neumeister stated they are listed as sites 8 and 9. Motion by Jacobson, seconded by Knight to adjourn. Motion carried. Meeting adjourned at 6:54 p.m. Respectfully submitted, / @ ! 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 E'M, Exe,"li" D;"'''f FROM: Will Neumeister, Communi !Devetopment Director IlL SUBJECT: Andover Station North RFP Discussion DATE: October 21,2003 INTRODUCTION History of the RFP process for Andover Station North: . June 17,2003 - EDA discusses marketing strategy for Andover Station North and directs an RFP process be used. . July 15,2003 - EDA reviews and approved the proposed RFP for distribution. . August 26,2003 - Deadline for submission ofRFP's. . September 16,2003 - EDA reviews two RFP's. . October 7, 2003 - EDA reviews one RFP and indicate that the additional RFP's could be submitted up to the Thursday before the next EDA meeting on October 21,2003. The EDA also directed that only one item be on the agenda of October 21, 2003, that being the discussion of the RFP's for Andover Station North. Based on discussion at the last EDA meeting staff has allowed a development proposal to be submitted. It was received at 2:00 p.m. on Thursday, October 16,2003 and is attached. DISCUSSION To refresh the EDA Commissioners memory, the following developers presented their proposals on the evening of September 16th: . Construction 70 (interested in purchasing two sites along Bunker Lake Boulevard) . Hanson Builders (interested in purchasing the 10 acres designated for housing) The Hartford Group made their presentation on the evening of October 7, 2003 and they stated their interest in purchasing all of the land. As stated in the last memo on this topic, specially prepared (colored) presentation materials from the developers were given to EDA members. \ ,~ and will be needed for further discussion. Please bring the presentation materials provided to EDA members from the September 16th and October 7th meetings. Whether or not the EDA will entertain the new proposal from TOLD Development/Landform should be a topic of discussion before there is any discussion of the new RFP. The EDA may want to hear from the EDA's legal counsel before any further discussion on the new RFP and/or further discussion regarding the three previously received RFP's. ACTION REQUESTED The EDA is asked to consider taking the following actions: 1.) Hear from the EDA's legal counsel regarding receiving a new RFP from TOLD Development/Landform. 2.) Review all the presentation materials. 3.) Discuss the various options presented by the developers. 4.) Provide staff direction on which development(s) proposals they would favor to begin working with staff on details regarding the purchase price, development agreement, etc. Respectfully submitted, I$t/~ Will Neumeister Attachments Minutes of ED A meeting (June 17,2003) Minutes of ED A meeting (July 15,2003) Request for Proposal (Original Document) RFP from TOLD Development/Landform Cc: Darren Lazan, c/o Landform, 650 Butler North Building, 510 First A venue North, Minneapolis, MN 55403 Elizabeth Kautz, Hartford Group, 12100 Singletree Lane, Eden Prairie, MN 55344 Mark Englund, Hanson Builders, 13432 Hanson Boulevard, Andover, MN 55304 Jay Feider, Construction 70, Inc., 3113 Lynn Avenue South (#200), Minneapolis, MN 55416 -2- , Andover Economic Development Authority Meeting Minutes - June 17, 2003 Page 4 otion by Orttel, Seconded by Trude, approval of preliminary residential site and building plan app val for Bruggeman Homes in Andover Station South subject to ARC approval and comments discuss . Motion carried unanimously. ENDMENT OF DECLARATION OF RESTRICTIVE COVENANT Executive Director Era xplained the document in the Commission packet specified a revised understanding between Ta et Corporation, United Properties, Festival Foods and the City Economic Development Auto 'ty as it relates to the non-compete grocery store provision incorporated within the original claration of Restrictive Covenant dated August 6,2002. The Original non-compete restrictive co enant prevented a competing grocery store facility from being constructed on EDA owned property. n order for a new Target Store to be constructed, the various parties needed to amend the origin covenant with regard to modifying the noncompete provisions to meet the needs of both estival Foods and Target. Mr. Erar explained through several months of very com ex negotiation that began last year, United Properties and City staff worked with Target and Fe ivai Foods to develop an acceptable revision to the noncompete provisions. , , , The City Attorney has reviewed this document and has no legal obje Motion by Jacobson, Seconded by Trude, approval of the 1st Amendrri t to Declaration of Restrictive Covenant. Commissioner Orttel stated there is no mention of time, which is unusual. Mr. Erar plained if Festival foods were to cease to exist, it would be twenty- four months before Target could and to a Super Target. Mr. Erar explained this only explains what Target can and cannot do witli. the store. Motion carried unanimously. .. MARKETING STRATEGY/ANDOVER STATION NORTH Executive Director Erar explained the development of a site layout for Andover Station North is at a point where the EDA Board will need to provide some direction to staff regarding the marketing of this property. There has been and continues to be interest in developing the site by both large and small business interests. Staff has had discussions with several interested parties that are in the beginning stages of expressing interest in either acquiring individual parcels or large-scale tracts of property to develop a master plan for the entire site. Staff would like to engage the EDA Board on this topic J -3- , Andover Economic Development Authority Meeting / Minutes - June 17, 2003 Page 5 to being the process of determining how to deal with prospective development interests. Commissioner Jacobson stated the more interest they have, the better for the City. Mr. Nowak agreed. Mr. Neumeister explained how the process for development would begin and how they would pick the developers. Mr. Erar stated United Properties and other developers think of the frontage area as prime space and they may want to keep this property for themselves. Commission consensus was to go with the RFP and bring a list to the EDA for additions for a good business mix. J) CUSS EDA POSITION ON LEASE REVENUE BONDS City Fina e Director Dickinson explained on June 4, 2003, the City Council declared its intent to support th suance of lease revenue bonds for the new Andover Community Center. It was suggested that as e EDA will be called upon to issue the lease revenue bonds for this project, I \ that the EDA shoul scuss its position relative to the issuance of these bonds. I I The issuance of Lease Reve e Bonds by the EDA will not affect EDA finances as debt service payments will come from a myr' d of facility revenue resources, including YMCA Lease revenues, advertising, user fees, co ssions, rentals and capital campaign pledges, with any differences in operating revenues and e enditures appropriated annually by the City Council through a separate City tax levy. Financia oformas prepared by the City finance department suggests that the facility will need minimal pu c subsidy for the first several years of operation. The level of public subsidy under a Lease Revenu ond may be adjusted annually in response to rising or declining operating revenues generated by e new Community Center. The EDA is authorized under state statute to serve as the iSSUl OTHER BUSINESS There was none. Motion by Orttel, Seconded by Trude, to adjourn. Motion carried unanimously. Th adjourned at 6:57 p.m. Respectfully submitted, Susan Osbeck, Recording Secretary I -1-~ Special EDA Meeting , July 15,2003 - Minutes Page 2 rar stated that without the reconfiguration Walgreens would not be coming in. He also exp ed that the 180 days would allow Target to move forward with the project. The only delay' ith the development of the site. Commissioner Jacobson note t the original idea for cleaning up the junkyards was to get that property back on the tax rol s. 's still a plus for the city because it was an eyesore when the junkyards were there. Motion by Jacobson, seconded by Orttel that we approve t uest for extension on the option to purchase the property in Andover Station South until no 2004. Motion carried unanimously. .. APPROVAL OF THE RFP FOR ANDOVER STATION NORTH Mr. Neumeister explained that staff has prepared a Request for Proposals for Andover Station North and the EDA is requested to review the RFP. \ The following change was suggested: Page 4, Item #5 should read "Possible implementation partnerships". Commissioner Trude asked what area would be redeveloped. Mr. Neumeister explained that we might need to look at screening on the Great River Energy site. "Redvelopment" could be taken out. Commissioner Jacobson felt that this is geared toward large firms. He wants to make sure we don't exclude the possibility of individuals coming in. Commissioner Orttel agreed, stating that we could have a certain number of lots available to the general public. Commissioner Knight asked who would reconfigure the property. Mr. Neumeister noted that we would have a master plan for the property. Commissioner Trude noted that on Page 3 one of the items under what the development proposal will include is "Life cycle, single family and multi-family homes...". She asked if we are trying to create another downtown Andover. Mr. Neumeister explained that in order to meet the requirements of the Metropolitan Council we have to have a residential component. Commissioner Jacobson suggested that it be changed to "housing component". The EDA agreed to the changes and suggestions to the RFP. -~- I / SPECIAL ECONOMIC DEVELOPMENT A UTHORITY MEETING OCTOBER 7,2003 - MINUTES A ecial meeting of the Andover Economic Development Authority was called to order by Pre nt Gamache at 6:00 p.m., Tuesday, October 7,2003 at the Andover City Hall, 1685 Crossto Boulevard NW, Andover, Minnesota. Commissioners Present: Ken Orttel, Julie Trude, Mike Knight, Don Jacobson Commissioners Absent: Larsen, Robert Nowak, Ed Schultz Also Present: Will eister, Community Development Director Jim Dickinso , inance Director Others APPROVAL OF MINUTES - SEPTEMBER 16, 2003 Motion by Jacobson, seconded by Orttel to approve the minutes as presented. carried on a 4-yes, I-present (Gamache) vote. \ ) .. ANDOVER STATION NORTH -RFP PRESENTATION Elizabeth Kautz, Executive Vice President of the Hartford Group, presented their proposal noting their company is a group of integrated real estate companies that provide services to facilitate the development oflarge, mixed-use projects. They implement the entire development process from land acquisition to continued property management. Ms. Kautz gave an overview of the principals of the company and introduced Maggie Horn, Director of Marketing, and Larry Johnson, Vice President of Development Services. Ms. Kautz explained that their plan provides for medium-density housing, employment, a park-and-ride facility, preservation of natural resources, etc. The park area can be enhanced with paths and sidewalks, coming off of Hanson they would have big box development and to the north commercial/retail. Senior housing would be appropriate along with medium density row houses. Going south the building would have retail on the first floor with residential on the 2nd, 3rd and 4th floors. Ms. Kautz reviewed their company's experience including a 52-acre development in Apple Valley, an 8 I-acre development in Maplewood and a 42-acre site in Lino Lakes. j -6- Special EDA Meeting / October 7, 2003 - Minutes Page 2 Commissioner Jacobson asked if they actually purchase the entire parcel and develop it or do they become a consultant. Ms. Kautz explained that they would put the landunder contract, work with staff and then design and build. They have others who are investors. For the commercial portion they would bring in retailers and sell them the land. They would, however, go through the entire approval process and bear those costs. Commissioner Jacobson asked if they are aware of the neighboring landfill and the Great River Energy site. Ms. Kautz stated they are and didn't feel they would be a problem. Commissioner Trude asked if the Hartford Group would be amenable to having a local developer buy part of the property. Ms. Kautz stated yes. Commissioner Trude asked if it would be difficult to market the property because it is not at a major intersection. Ms. Kautz stated that it would not be because of all of the amenities that would be offered. Commissioner Trude noted that some developers in the city felt rejected because they were not able to get their proposals in on time. She would like other people to be able to submit proposals before a decision is made. Mr. Neumeister explained that everyone was given ample time and he even extended the deadline 3 additional weeks. Commissioner Jacobson noted that proposals could be submitted up to the Thursday prior to the next \ EDA meeting. ) Mr. Dickinson suggested scheduling a meeting for October 21,2003 to review the proposals and give staff direction. Motion by Jacobson, seconded by Trude to schedule a special meeting for October 21, 2003 at 6:00 p.m. Motion carried unanimously. Mr. Dickinson stated that staffwill make sure that this is the only item on the agenda. OVER STATION RESIDENTIAL - DEVELOPMENT ISSUES Mr. Neumeis explained that Bruggeman Homes would like to discuss the garage size issue with the ED . was agreed that they would try to increase the size to 400 square feet and construct storage in all of the garages. Staff believes this is acceptable as under the terms of a PUD, this c e could be approved. Another issue is the down payment. Bruggeman would like to re e the down payment to $100,000 from $300,000, creating a balance due of $800,00 . nited Properties has discounted their proceeds and that increases the amount the EDA wo receive. Staff finds this to be acceptable as the EDA would still be receiving final paym by April 15, 2004. Bruggeman has also requested that the Phase I study be updated at city t. Staff feels this is not significant. They would like the cost of the Phase 11 study to be eq j -7- 't\NDbVE~ 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 a Mixed Use Development To Be Known As "Andover Station North" BACKGROUND INFORMATION The Andover Economic Development Authority of Andover, Minnesota (pop. 30,000) seeks an experienced developer or team of developers to undertake 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 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 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 40 acres. The zoning of the site is currently General Business (GB) and a portion will be set aside for medium density residential development and will 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. In this mixed-use development area, it is the City's overall goal to have a developer provide for: .:. Housing Development .:. Employment Opportunities (light industrial) .:. Commercial Development .:. Recreational Opportunities .:. Park and Ride Facilities ) -3'- Andover Station North RFP The goal of the development area is long term in nature and seeks high tech employment as well as retail. A development style that integrates a mix of low-rise and mid-rise structures is desirable. / It is envisioned that the successful development proposal will include: .:. A complimentary mix of land uses that offer a variety of places to go and things to do within a compact area; .:. A housing component that may include a variety of housing styles including: single family, multi-family, senior independent and/or assisted living; .:. Buildings and public infrastructure that are designed to maximize energy efficiency, encourage walking, biking, and use of transit; .:. Shared parking behind buildings, in structures, or underground; .:. 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 ample sidewalk and trails that will encourage pedestrian circulation; .:. Preservation and creation of natural features to ensure environmental protection and simultaneous accessibility for public use and enjoyment; and .:. Edge treatments which are respectful of adj acent residential neighborhoods. , I STATEMENT OF PURPOSE The Andover Economic Development Authority and Community Development Department are inviting development proposals for this mixed-use 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, including but not limited to residential (for a variety of markets and price points), retail commercial, office, light industrial, and park/open space. 3. Strategies (action steps and schedules) to develop the mixed-use area. 4. Land use arrangements and urban design and architectural guidelines that will be implemented in the area to encourage: .:. Transit-oriented lifestyles for future residents and other future transit services. ) 2 -1- Andover Station North RFP .:. A high level of pedestrian circulation and use of alternative transportation modes for future residents, business patrons, and employees. .:. Development of high quality buildings, and overall design character for the area's future development focusing on use, frontage, and streetscapes. .:. Development of the mixed use area in a manner by which a positive community identity may be established that takes full advantage of the area's access, visibility. 5. Provide an implementation plan that identifies: .:. Specific development projects within the study area, project phasing. .:. Potential partnerships (i.e. public/private), and sources of funding. DEVELOPMENT AREA 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 is available upon request. EA W APPROVALS AND TRAFFIC STUDY The Andover Station North mixed-use development area has already been through 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 J already been completed and both documents area available to the prospective developers to use as needed in preparing the request for proposal (and will be made available on a request basis). DEVELOPMENT ISSUES At a minimum, the following development issues will be addressed in the developer's proposal: .:. Market analysis -- Determine market support for future uses (type and density). Market analyses for potential future commercial uses should include competitive centers evaluation, a trade area analysis, and a competitive position evaluation. The market analyses should 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 as a part of the costs of developing the site. , 3 -10- Andover Station North RFP .:. Park and Ride Facilities - Developer should indicate whether there is a willingness to work with the City to establish a park and ride facility on , the site (i.e. under the power line easement). ; SUBMISSION REQUIREMENTS Each submission of a development proposal should be presented in an 8 12" x 11" vertical, bound format. The submissions shall be limited to twenty (20) pages or less. Ten (10) copies of the proposal shall be submitted at the time indicated in the following proposal schedule section. Submit one master copy and ten 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, August 26, 2003 at 4:00 p.m. 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 August 6, 2003. Written responses to inquiries will be mailed on Monday, August 11,2003. \ SPECIFIC RFP SUB MITT AL REQUIREMENTS: , ) 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 ofthe entire development team including the Principal in Charge, Project Manger and support team. 3. Table of Contents 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. J 4 -//- Andover Station North RFP 5. Relevant Experience of the Developer's Team List three to five (3 to 5) examples of mixed-use development projects comparable in J scale, program, process, component parts and function to this mixed-use development project. For all projects listed as relevant experience, include the following: . Location . Date ofproject involvement . Project description including illustrative materials and a written description of why this example is relevant to this mixed-use development project . Cost and scope of the 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 of team 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 \ I 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. 9. Overall project schedule Provide a proposed timeline for completing the mixed-use development project. 10. Proposed Purchase Price Present a proposed purchase price for the entire mixed-use development proposal and the timing of how the land would be taken down. , J 5 -/2- Andover Station North RFP Submission Schedule: '\ 1. Release of the Request for Proposals July 17, 2003 I 2. Project informational meeting July 23, 2003 3. Deadline for the submission of written questions regarding the RFP August 6, 2003 4. Deadline for submission August 26, 2003 5. Dates for interviews (if needed) Week of September 8, 2003 6. Final Selection of Developer by EDA on September 16, 2003 7. Enter into Development Agreement to Develop or Purchase of Property on September 30,2003. Proposal Review, Evaluation Process and Final Developer Agreement Proposals submitted for this mixed use development project will be reviewed and evaluated as follows: 1. A Developer Selection Committee comprised of city staff will review all development proposals submitted. Those proposals that fail to meet specific requirements outlined above will be eliminated from further review. 2. Remaining proposals will be reviewed and evaluated for content and four developers will be brought forward to the Andover Economic Development Authority (EDA) for review and consideration. 3. The Andover EDA may also decide to conduct interviews with the developers that r \ I have been recommended for further discussions. 4. If interviews are conducted by the EDA, each developer will be given up to 20 minutes to present their proposal. The presentation will be followed by up to 35- minutes of questions for the developer's team. The questions will be comprised of both standard and proposal-specific questions. 5. Each team will finally be given up to 5 minutes to make summary statements. 6. The EDA will make the final decision on which development proposal to move forward to final negotiations with. 7. 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 of the EDA. The City of Andover reserves the right to reject any or all submittals and withdraw, modify or reissue this RFP at any time. '\ J 6 -/3- o CREATIVE SOLUTIONS o o INTElliGENT DESIGN o UNIQUE OPPORTUNITIES o o Response to Request for Proposals: o Andover Station North o Andover, MN o -~-_. _._--~ --- --~.' ____.__n --r . 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Title Sheet TOLD Development Company [] 6385 Old Shady Oak Road, Suite 120 Eden Prairie, MN 55344 ::J tel: 952-278-0114 ::J Contact: Gary Dreher, Principal :J ! , [] Landform Engineering Company Cl z 510 First Ave. N. Suite 650 - c: :] Minneapolis, MN 55403 w w tel: 612-252-9070 fax: 612-252-9077 z :::J - Cl Contacts: z :J w Darren Lazan, Principal-in-Charge w [] Carolyn L. Krall, AlA, Principal, Urban Design & Architecture c: => >- " :::J w >- - :::J :I: " c: <( ::J w :::J a. <( " '" :::J " z <( :::J -' z ::J Cl - '" ::J w " z ::J <( OJ c: ::J => Cl ::J z - z z [] <( -' a. ::J >- z ::J w " a. i ::J 0 -' w > :::J w " ::J " z <( [] ~ -' 0 [] 0 0 0 [] Mr. Will Neumeister Community Development Director 0 City of Andover 1685 Crosstown Boulevard U Andover, MN 55304 763.767.5140 U 0 :J RE: Request for Proposals for Andover Station North October 16, 2003 :J Mr. Neumeister, i :::J I TOLD Development and Landform are pleased to be able to team to present this proposal in response to your :J request on the Andover Station North project. It is our understanding that you are looking to engage a Master Developer to contemplate the integrated design and development of this 90 acre mixed use project located in the :J Northwest quadrant of Bunker Lake Road and Hanson Boulevard. :J We have assembled this team in specific response to the desire of the EDA to facilitate a mixed-use project that creates a distinct sense of place while generating economic growth for the community. This team in particular has :J extensive experience in a wide variety of mixed use applications, including vertical mixed use projects, many of which were referenced in previous discussions. It is this specific experience, combined with a strong connection to :J the community infused into the design team, that makes this team best suited to the project. :::J It is our desire to work through a community-based feedback process, with all vested stakeholders, to explore the intricacies of this site and complete a development agreement that facilitates the overall project. If accepted, we :J would welcome the opportunity to present our concepts and development approach to the EDA at your conven- ; ience. U U We welcome any opportunities to address your questions, please feel free to call me at 612-638-0250. U U :J :J azan Gary Dreher , CEO, Landform Principal, TOLD Development Company I ! U 612-638-0250 952-278-0114 0 '!el~ :J ma g~~~ LANDFORM :J .'."I"~.L"'''".I.'lI :J :.J :J 0 A~~~xe~g;No~AhdOJ~r,"@. .. 0 ~ 3. Table of Contents 1. Title Sheet :J :J 2. Cover Letter :J :J 3. Table of Contents :J 4. Firm Background '" :J z ; - ! a: ::J 5. Relevant Experience UJ UJ z :J - '" 6. Development Team z UJ :J UJ :J a: 7. References ::> l- II :J UJ I- - 8. Project Understanding :I: :J II a: " :J 9. Project Schedule w a. :J " u '" :J 10. Purchase Price " z " :J -' z ::J '" Addendum - '" UJ :J Resumes " z :J Project Examples " OJ a: :J ::> '" :J z - z z ::J " -' a. :J I- Z :J w " a. :J 0 -' UJ > :J UJ " :J " z '" ~ -' :J ::J 0 . I _ ~~. I ,- / -/ _' "'.:::J ::J A~~~er 9\~9IN~/AndoY~5'~~~ " 0 0 4. Firm Background TOLD Development Company ::J 6385 Old Shady Oak Road, Suite 120 Eden Prairie, MN 55344 ::J tel: 952-278-0114 ::J Contact: I Gary Dreher, Principal ::J 0 TOLD Development Company is a partnership of real estate professionals '" that has developed 70 projects, totaling over 5.5 million square feet of z - space, over the last seventeen years. We have experience in developing c: 0 w virtually all types of commercial and multi-housing product types including w retail, office, industrial, apartments and condominiums. Our focus solely on z ::J - development, and our reputation as a creative and successful firm, provides '" z ::J us with the ability to assemble the appropriate team to successfully develop w any project, regardless of its complexity or mix of product types. w ! ::J c: => TOLD Development Company has a strong reputation in the lending and ... u ::J institutional investor communities due to our commitment to the develop- w ... ment of quality projects, and due to the fact that we have never missed a - :::J J: mortgage payment in seventeen years. We have several proven construc- u tion lenders, and innumerable permanent lenders that we use consistently. c: '" ::J Some of the institutions that we have worked with in the past include US w ::J Bank, M&I Bank, LeSalle Bank, Lehman Brothers, Prudential Insurance, "'- John Hancock Insurance, Canadian Imperial Bank of Commerce, State '" u Teachers Retirement System of Ohio, Allianz Insurance, Illinois Teachers '" :::J '" Retirement System, and Northwestern Mutual Life. z '" ::J -' Major national tenants include Walgreens, Wal-Mart, Roundy's, Home z :::J Depot, Kohls, Kmart, Michaels, Starbucks, Panera Bread, Kindercare, '" - Cineplex Odeon Theatres, Niketown, GMAC/RFC, General Electric, IBM '" w :::J Corporation, Chrysler Corporation, Anheuser-Busch, St. Paul Companies, '" John Deere, A.G Edwards, Zurich Insurance, and Prudential Insurance. z ::J '" lD TOLD Development Company has an impressive record of developing chal- c: :::J => lenging sites. We pride ourselves on our ability to deal with complicated opportunities and turn them into reality. Local projects of note include '" ::J z Excelsior & Grand in St. Louis Park, Wedgwood Commerce Centre in - z Maple Grove, and Meridian Crossings in Richfield. All three projects suc- z , ::J '" ceeded because of the strong partnership between government entities and -' "'- :J TOLD. All three projects represent exceptional success stories. ... z ::J w :; "'- :J 0 -' w > ::J w 0 ::J '" z '" 0 ~ -' :::J :J . I _ ~,~. I - / .; ---L:::'J :J A~~9~er ~a~9IN~/And9y~r,~~~ .' ::J 4. Firm Background :J Landform Engineering Company :J continued 510 First Ave. N. Suite 650 Minneapolis, MN 55403 :J tel: 612-252-9070 fax: 612-252-9077 i :J Contacts: ! Darren Lazan, Principal-in-Charge :J Carolyn L. Krall, AlA, Principal, Urban Design & Architecture ! :-J Landform was established in 1994 as a multidisciplinary consulting firm, " z based on a philosophy of quality client service. The firm has grown to a staff - i a; :J of over 50, with a branch office in Arizona. In 2000, Landform acquired w w I ; Studioworks, an urban design-architecture firm providing design services z i ::J - for community-based projects. With that acquisition Landform expanded " z services to include planning, urban design, and architecture. We are com- w i :J mitted to client service, design quality, and principles of sustainability, with a w :J forward looking approach to community development. Our unprecedented a; => blend of Landform's private sector land development experience and I- Studioworks' community focused, public-private partnering experience is " :J w exactly what will be needed to hamess the resources necessary to develop I- - i :J this project for Andover. :I: " a; <( :J Our current work includes: w Mendota Heights Town Center (in construction) a. ::J . <( . Mound Harbor Redevelopment (design phase) " '" ::J Our urban design lead team is uniquely . W Lake Street Mixed Use Development, Mpls (in construction) 0 i z qualified for this project, based on: . N. Lyndale Ave. Commercial Redevelopment Plan, Mpls <( :::J -' - our reputation for creative, market savvy (seeking developers for construction) z ::J approaches to planning and design, . Orono Village, Orono, Minnesota (in construction) " blending development realities with the RobbinsdaIe Transit Oriented Development Plan, - . '" best principals of new urbanism, tradi- w ::J (final planning phase) 0 fional neighborhood planning, and sus- . Big Lake Redevelopment Plan, Big Lake, Minnesota z :::J tainable design; <( (final design guidelines) "' - an excellent track record with Uvable a; . lsanti Downtown & Senior Housing Study, lsanti, Minnesota => :J Communities projects and other sources of funding used as leverage to attract (city review of planning document) " :J private development and investment; . Corcoran Masterplanning, Corcoran, Minnesota z - (final design guidelines) z - demonstrated success in keeping proj- z :J <( ects moving forward while maintaining a -' high level of community involvement; a. :J I- - our invaluable private sector development z ::J experience, which becomes a resource w '" for the public-private partnerships to a. :J implement complex projects; 0 -' w > :J w 0 :J 0 z <( ~ -' G G =:J I =:J Landform Company Profile =:J =:J Firm Description =:J A decade ago the founders of Landform established a new civil engineering company - a com- =:J pany with an unparalleled commitment to customer service, design and documentation. Landform works nationwide for a wide variety of dedicated clients and projects, and we have =:J offices in Minneapolis and Phoenix. =:J We provide the services of Civil Engineering, Land Surveying, Landscape Architecture, Urban Design, Planning, and Architecture. Our experience in an extensive range of services has taught =:J us the importance of integrated design and interactive public process, helping us to exceed our clients' expectations on every project. =:J ::J Company Organization: Five Design Studios and Three Departments In order to serve our clients more effectively, Landform created five studios that focus on unique ::J market segments, as shown below. Three departments help support these studios and also retain their own outside clients. .. ~ ::J ::J Design Studios Departments ::J Residential Land Surveying =:J Design Build Planning Corporate Commercial Senior Design ::J Custom Architecture Urban Design =:J ::J Your Landform studio team learns your specific business and processes early on and carries that knowledge through every task, on every project. Whether we are partnering with you for the first ::J time or the twenty-first time, you will be pleased with the efficiency and cost-effectiveness this ::J relationship provides. =:] You will benefit from outstanding project coordination, plans that are always consistent in both content and graphics, minimal redesign/redocumentation, fast turn-arounds, and a complete ::J dedication to your project from our studio team. We believe that being your partner, rather than merely a consultant, will yield outstanding projects for you, today and in the future. ::J ::J Our Philosophy Landform believes in giving only our best to our clients, from start to finish on every project. We ::J are committed to the development of long-lasting client relationships through respectful listening, honest communication and accountable actions. Our vision is to grow and diversify, and help our w ::J clients do the same. We value innovative design, technical excellence, professional integrity and ~ strong work ethics. Today, tomorrow, and always, we will listen to your needs and we will exceed ~ ::J 0 your expectations. '" ll. ::J ~ '" 0 ::J ~ .ett~ 0 z 0 ma " -' LANDFORM 0 .III".A'.L....."..II'. :J I ~ Landform Services :J :J Landform is a Multi-disciplinary Consulting Firm with integrated professional services that include Civil ~ Engineering, Landscape Architecture, Planning, Urban Design, Architecture, and Land Surveying. We are ded- :J icated to excellence in client service and leadership in Commercial and Residential Development Services. Landform started in 1994 in Minneapolis, Minnesota, and currently employs over 50 people. We opened our :J Phoenix office in September 2000. Landform's staff of motivated professionals are committed to the develop- :J ment of lasting client relationships, the design of quality exterior and interior environments, and the resolution of challenging site situations through technical excellence. :J Services offered by Landform include: :J Site Design Civil Engineering :J Site Analysis Stormwater Analysis Site Selection and Feasibility Studies Grading Design .-. Building Siting Earthwork Analysis ...J Parking Facility Design Pavement Design ~ Traffic Circulation Analysis Utility Design :J Site Lighting Design Wetland Alteration/Mitigation Landscape and Irrigation Design Project Management :J Permitting and Agency Review Planning & Urban Design Bid Solicitation =.J Land Use Plans and Amendments Contract Negotiation :J Comprehensive Planning Contract Administration Zoning Analysis Construction Observation :J Design Guidelines and Standards Planned Unit Developments (PUDs) Architecture :J Traffic Circulation Analysis Site Specific Architecture :J Planning Studies Sustainable Design Downtown Redevelopment Plans Site Themeing :J Prototype Design Landscape Architecture National Roll-out Program :J Planting Plans Space Planning ~ Irrigation Design Construction Phase Services Sustainable Design :J Water Features Special Services Hardscape Design Pre-purchase Site Investigations :J Park Planning and Design Feasibility Studies & Preliminary Pro-forma :l Low Voltage Lighting Opinions of Probable Construction Cost EAW, AUAR, EIS, ISP Review/Preparation ~ w :J Land Surveying FEMA Map Amendments u Boundary and Topographic Surveys Expert Witness Testimony > '" :J ALTA/ASCM Surveys w (fJ :J Plats and Registered Land Surveys " Construction Staking '" 0 :J Property and Easement Descriptions ~ ,ttt~ 0 z :J ma " LANDFORM -' :J _.".IAP.L1e.Plle.... :J I ::J Studio Summaries :J :J :J Corporate Commercial Studio Custom Architecture Studio :J The Corporate Commercial Studio's Custom Architecture is dedicated to the unique approach focuses on corporate custom design segment of the develop- :J and franchise site development across ment industry and works directly with the the United States. Advanced site inves- architect or owner/developer on a proj- ~ tigation protocols, along with highly ect-by-project basis. The studio takes effective skill in obtaining government pride in its ability to combine creative :J approvals, help streamline the entire solutions with intelligent design to over- :J development process. come limiting site constraints. :=] CORPORATE ~ ~ CUSTOM COMMERCIAL ARCHITECTURE :J / '\ :J PLANNERS CIVIL ENGINEERS :J DESIGN/BUILD LANDSCAPE ARCHITECTS URBAN DESIGN :J LAND SURVEYORS :J ARCHITECTS :J :J Design Build Studio RESIDENTIAL Urban Design Studio Design Build embraces architec- Outstanding expertise in strategic I ::J ture/engineering and construction planning and implementation services under a single contract, leads Landform's success in :J re-combining the vital roles of facilitating unique Urban Design I designer and constructor. projects throughout Minnesota. , :J Through innovative design and Projects range from smaller :-J information-age management neighborhood-based projects to techniques, the studio upholds large-scale, mixed-use, public :J the highest industry standards of and quasi-public projects. excellence. :J Residential Studio The Residential Studio provides site :J design and permit facilitation for all segments of housing. Successful :J projects include single-family homes, townhomes, and condo- ~ :J w miniums. When sensitive site '" design is required - yet the housing " :J type is architecturally defined - this " i " studio shines in its masterful results. " i :J en 0 :J .ett~ 0 " :J ma ~ LANDFORM en .'....A..U........... :J ~ Urban ~t~~~ . ~-'i<~1 =:1 o In late 2000, the founders of Landform acquired an ownership interest in Urban Design :J StudioWorks, an urban design and architecture firm with a high commitment :J to community planning process and sustainable design. Landform is an land Use Planning engineering company unique in terms of its interdisciplinary design focus. project leadership and company structure. A strong sense of pride has Project Feasibility Studies :J resulted in a steadily growing company now working nationwide on a wide . . . . . Civic and Park Planning :J vanety of proJects. Landform has grown to over 50 profeSSionals providing the services of Landscape Architecture. Urban Design, Civil Engineering, Design Guidelines :J Planning, Surveying and Architecture. The wide range of services Landform now offers has demonstrated the value of fully integrated design in interac- landscape Architecture and Design :J tive public process. Site Investigation and Analysis :J StudioWorks was established in 1995 and maintains a woman-owned busi- ness status. StudioWorks is a firm with expertise in strategic planning and Municipal Planning Services I' :J implementation for unique urban design projects and has taken a lead role . in facilitating community planning processes for a wide range of projects in Concept Schematic Design ! :J Minnesota. These projects range from smaller neighborhood-based projects, .: :J to large-scale, mixed-use, public and quasi-public projects. StudioWorks land SurveYing i . excellence has been recognized with multiple projects receiving Livable C' '1 E' . S . IVI ngoneenng ervlces :J Communities Demonstration Grants from the Twin Cities region Metropolitan Council. Assemble and Manage Project Teams :J Construction Administration I :J I :J I , :J :J :J CORPORATE CUSTOM i COMMERCIAL ~lltlSCAPE ARCH/Tee/, ARCHITECTURE I :J \. $. ..' <'1 ~ ~ :J ~'" PLANNING 0", ~ SENIOR DESIGN '; ~ ~ :J ~ SURVEY o~ -I/o;) ..-?> :J DESIGN/BUILD . $&3 \\':l~'4 . URBAN DESIGN :J ~ "'" . no''' ~ :J RESIDENTIAL :J :J :J .et~~ :J ma LANDFORM :J ..11......."....11...1. :J I I ~\-V "- I r - ~- ..... Design Process I -.. ,UKr - \c--f - LJ &-P~~2J~9t A~ I ._____c. . ~ /'5--~ , ~ Landform + StudioWorks are dedicated to interweaving the broader issues of the built landscape with the intimate scale of our habitable spaces. We are currentiy working on a wide range of community-based planning projects, including the ::J Mendota Heights Town Center; and development of The Village in Lino Lakes, working with a plan originally developed by Calthorpe and Associates. Several of our recent urban design projects have been recognized and awarded grants :J from the Metropolitan Council Livable Communities program. We understand the value of careful planning, at any scale, and the need for a thoughtful and innovative design process. :J Our team is well qualified to lead the public process & communications for your project Our community-based :J planning approach makes us ideally sutted to this work. We like people and: :J . facilitate communications and open community dialogue; . enjoy the public interaction, even the more "spirited" exchanges; :J . work with diverse communities from Minneapolis-Sf Paul to New York & LA; . encourage an inclusive grass roots approach; :J . understand how to encourage public input without slowing down the progess of the project :J ::J Our community planning process techniques are as varied as the communtties and projects we wor!< on, and we will an approach that wor!< for you. These tools, when combined with attentive active listening, thoughtful and factual answers, :J simple, understandable graphics, and honestiy expressed recommendations, have proven to be effective in moving proj- ects forward wtth the greatest possible community support. Examples of our community communications tools include: :J . workshops & charettes: hands-on drawing, idea generation, brainstorming, cooperative dialogue . open houses: for broad public exposure and engendering communfty-wide support ::J . focus meetings: to address specific issues, especially effective with single interest groups :J . sUTVeys: to gain the participation of the "silent" majority who may not come to meetings . opinion sampling, such as "dot-mocracy": to set priorities or demonstrate consensus ::J . newsletters and local press: to keep lines of communication open with the broadest public support ::J Our studio uses a unique set of land use planning and analysis tools, so that our wor!< is based on an in<lepth under- ::J standing of the "zettegeist" the uniqueness of "place" that is so often overlooked in our rush to "globalize". We go beyond the mar!<et analysts who can tell us where the trends are headed; and beyond the ideologues who have a strong ::J but sometimes formulaic approach to planning. We strongly believe that is the understanding, the uncovering, and the :J building upon the unique qualities of a place that will ensure tt's long term success. In order to understand the specific influ- ence and pressures which are acting on a given stte or development area, we undertake: :J . extensive research on the site, the immediate community, and larger surrounding region; . mapping of influences, physical, historical, political and economic; :J . graphic analysis of these elements, both quantitative and qualitative; . open dialogue with the business communfty and major property owners; :J . consultation with market analysts, developers and real estate experts when necessary; . concept development including brainstorming, bfu~sky ideas, precedents; ::J . comparison of new concepts to local and national successfuf and proven modefs; :J . mapping and testing of specific fand-use scenarios for physical/fit': economic feasibility, and political viability. :J Finally, we apply our archttectural skills to develop land-use plans in a 3-D model. We believe that only when you are able to visualize a plan fully implemented and communicate that vision to others, can you be sure that the design guide- =:J lines, zoning codes, and other tools used to shape and regulate development will actually produce the results intended. :J A C] W-,.. LANDFORM .'nun.........,. CJ ::J ' I ~j,,^. I ,- / l _" t:::J LJ Ae~9~er 9\~9IN~)~~ndoY~5'~~~ " LJ 5. Relevant Experience Told is a partnership of real estate professionals that has experience in LJ developing virtually all types of commercial and multi-housing product types ::J including retail, office, industrial, apartments and condominiums. Our focus solely on development, and our reputation as a creative and successful firm, ::J provides us with the ability to assemble the appropriate team to successful- ly develop any project, regardless of its complexity or mix of product types. ::J Projects with similarities to this proposal include: ::J . Excelsior & Grand, St Louis Park, Minnesota . Wedgwood Commerce Center, Maple Grove, Minnesota :J "' . Meridian Crossings, Richfield, Minnesota z - 0:: ::J w w z ::J - "' z ::J Landform has an urban design studio with a talented and experienced team w committed solely to land use planning for unique community development w ::J projects. We can single out several recent projects directly relevant to this 0:: :> proposal: I- " ::J w l- . Andover Clocktower Commons - ::J :I: Mendota Heights Town Center " . 0:: . Downtown Mound, Harbor Mixed-Use Redevelopment <( ::J . Main Street Marketplace, Blaine, Minnesota w CL ::J <( Project sheets with detailed information on a selection of these " en ::J developments follows. 0 z <( ::J -' z ::J "' - en ::J w 0 z ::J <( '" 0:: ::J :> "' ::J z - z z ::J <( -' CL :::J I- Z ::J w " CL :::J 0 -' w > ::J w 0 :::J 0 z <( :l ~ -' :l ::J . I ^,j~. I ,- / "I - .- C:J LJ A~~9~er ~~~91 N(~~!~yAnd9y~r,~~~~ _' ::J 6. Development Team u TOLD Development & Landform can provide the services that Andover will require to realize this project. Our planning and urban design studio will ::J lead this project, committing a talented and experienced team who spe- cializes in the design of unique community projects. Landform will also bring ::J to the table the many professionals and disciplines that will ultimately be needed to complete this project. . ::J .,.------... Team Organization & Leadership ::J /Neighbor;--, ..-------__ \_& Resident~} Our project team is lead by a dedicated Project Manager, with the support , C .......... ..."" of a committed Project Principal. We provide leadership and overall design I ::J " ounty} 'j-----. '" ................----.... : direction for the project, while always keeping sight of your goals. Our team z , , _----~__ I ..------_... leaders, their responsibilities on this project, and their most relevant expe- - ::J ,"'iocal BUilde;;'-,J ,.... Adjacent ---', a; rience are listed below (detailed resumes are included in the Appendix;' LU ',_ & Developers ..~' ',t:roperty Owner~.' LU ! z ::J ........_--"'---,....,' ,.......-...------......- - '.....' I,' Gary Dreher, Developer & Principal-in-Charge '" z ::J project leadership, development financing & coordination LU LU ::J Darren Lazan, RLA, Principal-in-Charge a; ::J team leadership, planning & developmen~ implementation strategies I- " ::J LU Carolyn L. Krall, AlA, Principal, Architecture I- - ::J Gary Dreher project leadership, land planning, urban & architectural design :I: " Project Principal a; ::J ... TOLD Development Dan Hughes, PE, Project Manager, Civil Engineer project management, engineering design & documents, LU ::J CL approvals submissions, construction contract administration ... " Darren Lazan '" ::J Project Principal Joshua K. Popehn, Landscape Architect Intern 0 z Cardlyn L Krall managing & coordinating the teams work effort, scheduling, ... ::J ..J Urban Design, Architect documentation, team communications; quality assurance Dan Hughes z ::J '" Project Manager Kendra Lindahl, AICP - '" ::J Josh Popehn planning, land use, zoning & development approvals LU 0 Landscape Architecture z ::J Kendra Lindahl ... Consulting Resources " Land Planner a; ::J We draw on our consulting resources to supporting our project team, and ::J L a n d f 0 r m provide additional expertise to meet our client's needs. The consultants '" ::J identified here have been selected for their expertise and past relationships z I with Landform, but final selection of any consultants will be up to the City of z ::J Andover to approve. z ... ..J CL ::J Resumes and project experience for all team members is included I- z ::J in the Qualifications Addendum attached to this proposal. LU '" CL ::J 0 ..J LU ::J > LU 0 ::J 0 z ... ::J A ..J w-.;a ::J ::J 'c I . / f -.:::::::J ", / 'I ::J _Andgyer C~atioo iNorth"Andover, 'MN _ c'. .'---'" ~ ' _c -. < ;' ,,' "-- '... ~, /--.\ ~ 7. ::J References We are proud of our record of providing excellent professional service to our clients and we encourage you to talk to them. References are provid- ::J ed for Told Deevlopment & Landfonn. ::J TOLD Development Excelsior & Grand, St Louis Park Janet Jerimiah, City Planning ::J 952-924-2572 ::J Wedgwood Commerce Center, Maple Grove ::J Dick Edwards, City Planning " 763-494-6045 z - a: ::J w w z :::J - " z :::J Landform New Town Center, Mendota Heights. Minnesota w Jim Danielson, Director of Public Works w ::J 651-452-1850 a: :> Ross Fefercom, RMF Entities Development ... " ::J 952-835-1718 ext 103 w ... - ::J :I: North Lyndale Redevelopment Plan, Minneapolis " Amy Luesebrink, Lind Bohanon Neighborhood Association staff a: '" ::J 612-588-7641 w ::J "- The Village, Phase 1, Lino Lakes, Minnesota '" " Mary Alice Divine, Economic Development, Lino Lakes "' ::J Cl 651-982-2423 z '" :::J -' Shepard-Davern Gateway Small Area Plan z ::J Jim Zdon, City of Sf Paul, Planning and Economic Development " - 651-266-6559 "' w ::J Cl The Nicollet Avenue Business Association z ::J Tom Berthaume, President, NABA '" '" 612-874-1999 a: ::J :> " ::J z - z z ::J '" -' "- ::J ... z ::J w " "- ::J 0 -' w > ::J w Cl ::J Cl z '" :::J ~ -' :::J ;:] , I _ ~-~. r - / -/. -C:~J ;:] A~19~er 9\a~g IN~/AndoJ~5'~~~ -~ u ;:] 8. Statement of pr~ect We have a unique understanding of this development project and the Understan ing importance of this project to the City of Andover. Our team is currently ;:] working on projects in Andover, including the Clocktower Commons project across from City Hall. We understand the challenges of devel- :J opment in this City and we appreciate the development opportunities :J this community offers. :J This team is infused with strong local awareness at almost every level. Darren Lazan, Co-Principal in Charge, the lead project designer, and :J local builders interested in individual parcels are all Andover residents. " Mr. Lazan was married last year in an outdoor service at the Courtyards z - U of Andover, and is involved in local athletics and community activities. c: w This flavor will be instilled throughout the design and development w z ;:] team. There is no one more qualified to work with Andover to bring to - " reality the development the City is seeking - a unique mix of uses that z :J will work on these sites. It is this local flavor that will also ensure a w sense of place is created in this development and that it will meet the w ::J a: needs of Andover residents while meeting the City's economic devel- ::J opment goals. I- ;:] c.> W I- In this section we will describe our development and planning philoso- - :J :I: phy, our proposed approach to this project, and then describe our spe- c.> a: :J cific ideas for this project. '" w :J "- Statement of Philosophy Our approach to development and planning is both community sensitive '" c.> :J '" & Project Approach and market savvy - and is always place specific. It is our understanding c z of the uniqueness of each site that allows us to realize the potential in '" ::J each project and to create a place that will be successful and valued -' :J within the community. z " - '" ::J Our interdisciplinary design team, comprised of architects, civil engi- w c neers, landscape architects, planners, and urban designers, works z :J hand-in-hand with the development team, comprised of developers, '" project managers, cost estimators, leasing and real estate agents, etc. <D c: :J As the project plan is developed, the financial pro-forma and the ::J implementation plan are developed right alongside the plan. " ::J z - I We involve consultants on community development and market z :J z research at the earliest stages of a project. We also retain traffic and '" I -' I transportation consultants to be sure that the projects we design are "- ::J workable, both internally within the development, and within the larger I- :J context of the existing or anticipated transportation and access network. z w On this project we will involve and work with property owners, prospec- '" "- ::J tive tenants or pad site developers, leasing agents, investors and fund- 0 -' ing entities, as well as the City and County to plan the economics of the w ::J > project as carefully as any other aspect of the design. w 0 ::J c z '" :::J ~ -' :::J ::J ' I ~_ ^-"-. I - / .; _ - C:::'J ::J A~~9~er 9\a~9IN(~~~DFAhd9J~5'~~~ '.'. ~ ::J Master Planning The Andover Station North development will be a significant develop- ment within the City and should be carefully planned to consider the ::J overall development of the site now and into the foreseeable future. We understand the value of careful planning, at any scale, and the need for ::J a thoughtful, innovative, and inclusive design process. We apply our design and graphic skills to bring this understanding to life, illustrating ~ the vision we develop together. Only when you are able to visualize a ::J plan and communicate that vision to others, can you be sure that your master plan will actually produce the design results intended. ::J " As the master developer for this project, we will also work the the City z - ~ to involve and include adjacent property owners, and interested local c: UJ tenant businesses, and local builders-developers. We will work to find UJ z ::J the most appropriate sites within the overall master plan for their proj- - " ects, either as tenants or as sub-developers. z ::J UJ Project Partnerships: Most of our work involves private sector and public sector partnerships, UJ ::J c: Public & Private and we have developed a unique expertise in moving these projects => f- ::J forward. Our design methodology is driven by our community and () place-based approach to the design process. We will work with the City UJ f- of Andover to move ahead with this project and the at the same time, - ::J :I: to involve the larger community and specific stakeholders. Examples () c: ::J of "techniques" we have used in the past include: << UJ ::J - workshops during the planning process: hands-on drawing, brainstorming a. - open houses: at the conclusion of the Master Plan or design phase for broad << () public exposure and engendering community-wide support U> ::J " - focus meetings: if specific concems arise addressing specific issues z << ::J - newsletters & press releases: as needed to keep community informed & -' keep lines of communication open for the broadest public support z ::J " - These techniques, when combined with attentive active listening, '" ::J thoughtful and factual answers, clear understandable graphics, and UJ " honestly expressed recommendations, have proven to be effective in z ::J moving projects forward with the greatest possible community support. << In c: ::J => Implementation & Most mixed use projects require a phased build-out to respond to the " ::J z Phasing realities of both the construction process and the market place . We - z believe that this project lends itself well to a phased approach. We will z ::J << work closely with the City to plan and coordinate a phased building pro- -' a. ::J gram which will reduce negative impacts on traffic, area residents, the new park, and existing businesses. Our project plan will include a phas- f- z ::J ing plan and schedule, showing how each component will built out, and UJ " how construction can be staged. a. ::J 0 -' Proposed Project Plan On the page which follows are graphic illustrations of our proposed UJ ::J > development plan, based on that information, our understanding of the UJ " ::J sites, a nd our experience with this type of development. " z << ::J ~ -' ~ ~ u -- LJ '-- ~ ~ ~ 0 [J /37 0 0 tp""..tP.Jrl.. ~I,.. [] :~. ./~ 0 0 0 0 ~ 0 ~ 0 IIJ~ ~ 0 ~~ I} I , ~\ I 0 I ~ \ ! , 0 ~ i i An example of hov ! 0 might be organize( I green, with pedest I [] is illustrated. I l I 0 I I CJ ~I I [J '\ ! 1 I 0 ~ ! I 0 , i ~ : .. ~ L1 o ' i ~ \ A ~' [] .otI~ '-) -- North W'AI \ [] =:J I ~- ^A. I " / 1.- .,..::] :::J A~~9~er ?\a~gIN~/Andoye!,~~~JJ .' ~ :J 9. Project Schedule We are proposing an estimated six month process to work with the EDA and the City to reach a Final Master Development Agreement for this ~ project. If the City selects our team for designated developer status, we would expect to enter into an Interim Development Agreement immedi- =:J ately and begin the more detailed planning that will lead to a final agree- ment. The schedule which follows outline the tasks we will undertake ::J during this time, including: master plan development, market studies and ::J financial pro-forma, traffic studies and further definition of upgrades to thoroughfares; survey and soils testing; an identification of potential pub- ~ lic-private partnerships, grant opportunities, etc.. " c..J z ::J The schedule also lays out the process to take this project(s) through the ~ approvals process, complete design and engineering and begin the actu- w ~ al construction process. The timeline shown is fairly aggressive, but it is :: " our intent to move ahead as expeditiously as possible. z =:J w w ::J a:: => I- ::J " W I- - :-J J: " a:: ::J <( w ~ a. <( " :1 '" c z <( :-J -' z :1 " - '" :1 w c z :-J <( " a:: =:J => " ~ z - z ::J z <( -' a. :-J I- Z :J w '" a. ::J c -' w :-J > w c ::J c z <( ::J A -' ~ CJ :J :J Andover Station North, Andover, MN 10/16/2003 :J IDevelopment Process II I =:J Nov Dec Legend & Notes :J Development Process ..... signed. approved * .... review or workshop ~ =:J EDA & City Council: monthly updates hearing, public meeting Designated Developer Agreement community meeting ~ :J Master Development Agreement ongoing task - . -. CJ Planning Com/City Council workshops, hearings active task Community Workshops or Open Houses review period ..... :=1 Approvals Process task w/deliverable . ~ PUD Review & Approval interdependence ~.........~ :J Sketch plan Preliminary Site Plan & Plat(s), Final Plat(s) :J Planning, Design & Engineering :J refinements to plan: market studies, City input, ete :J site development: civil, landscape architectural & engineering :J :J Financing & Funding ...... market studies :J Pro-forma, Sources & Uses financing strategies - - - -~~ :J Grants: Met Council, Livable Communities'!_ Q :J Public Improvements & Infrastructure :J thoroughfare upgrades - scope, cost, schedule. - - -t> community park & ball fields :J utilities: capacity, improvements? :J Site Assemblage =:J determine value:appraisals site testing: geotechnical, other? :J City Land: easements, ROW Private Property: offers, contracts, closings :J V. ~ lo. Implementation - Construction ....... :=] .. -or ,.. :J :J :J :J G copyright 2003, Landform ~ ::J 'j >,-_^ I '/ -/ _,_~ :J Andover 'Statioo INorth,/A~ndover,-MfN . I ,..r'^< -'-1 1< \1) J ______ - / ,- . .- , ~;....).~ ~ t' '-Lx ~ ~_ _ . ~ :J 10. Purchase Price We are in receipt of the current appraisal performed on this site and :J have found the conclusions consistent with the properties in the area. :J It is through the marketing process and initial design phases that we anticipate resolving the economic factors that will affect the overall :J investment in this key development. :J It is our intent to explore these factors, document the market value of :J the land supported by the uses included in the project, and establish our offer for the purchase of the land accordingly, sharing the benefit of our ::J planning and development process with the City. CJ z - c: :J w w z :J - CJ z :J w w :J c: ::l ... " :J w ... - :J :I: " c: .. :J w :J a. .. " '" :J c z .. ::J -' z :J CJ - '" :J w c z :J .. Ol c: ::J ::l CJ ::J z - z z J .. -' a. J ... z ] w " c. ] 0 -' w ] > w c ] c z ; .. ! ] ~ -' ] ::J I ~\ ". _ f "\.. I / I - '.:::::.1 -' / I :J -An.dover~$t9-tipfil Nortb(AndQver, -MN --~~..~. I'~- _~~ ^ ~~ -\ ::J I :J Addendum Examples of past work experience and resumes for all i :J team members are included in this section. :J ! :J :J =:l :J :J =:l =:l :J =:l =:l =:l :J :J :J :J =:l :J :J =:l :J :J :J :; :J => c z ::J o!tt~ w c mal c '" =:l LANDFORM .....A.......,...... ::J D I : -".~''', /1 D .~esLirJJ~ \'~".'~~\: -. ____----/// . LJ f _-----. .'/'-__~--~~ :J D :J Gary Dreher :J Principal, TOLD Development Company D Professional Since joining TOLD Development Company in 1995, Gary Dreher has overseen the History development of over 1,200,000 square feet of office, multi-housing, retail, and indus- D trial space with a development value of over $140 million, and he has completed :J lease transactions for over 800,000 square feet of space. D Education Bachelor of Science, Hotel Administration, Cornell University, Ithaca, New York Master of Science, Real Estate Appraisal and Investment Analysis, University of :J Wisconsin-Madison :J Experience Dreher is the Co-Principal in Charge, and Project Manager of Excelsior & Grand, a $140 million mixed-use redevelopment in St. Louis Park. The first phase, which was :J completed in August 2003, features 338 rental housing units and 6S,000 square feet :J of retail space. Phase II of the project will break ground this month and will consist of 120 condominiums and 4,00 square feet of commercial space. Future phases of :J the project will include up to an additional 200 housing units and SO,OOO square feet of commercial space. D Dreher also oversees the development of Wedgwood Commerce Centre in Maple D Grove. This 130-acre, mixed-use development features over 800,000 square feet of office and industrial space, a childcare center, and a 120-room Hilton Garden Inn. In :J the spring of 2004, TOLD will start construction on an 8.S-acre commercial parcel that will include over SO,OOO square feet of retail and restaurant space. Future plans also :J include 230,000 square feet of additional Class-A office space. D Projects that Dreher has developed in the past include Meridian Crossings, a :J 400,000 square foot Class-A office development in Richfield, and Crosstown Corporate Center, a 60,000 square foot Class-A office building in Eden Prairie. :J :J :J Affiliations National Board of Directors of the Wisconsin Real Estate Alumni Association National Association of Industrial and Office Properties (NAIOP) :J Minnesota Shopping Center Association (MSCA). :J :J :J w :J " => '" :J g~~~ w <r ~ ~ I _ 7 c,~ "\-f'>" I Re' m .'r, ,^, ~ su.,:, e 'co\-..;;", I;:;-r' /~ ) \ "'_ ~~ .: ':~ , U =:J =:J =:J Carolyn L. Krall, AlA Principal, Urban Design and Architecture ~ Professional Carolyn Krall has earned a national reputation for leading-edge urban design. Her =:J History expertise combines an understanding of the realities of development with a history ~ of working successfully with the broad range of stakeholders on community-based projects. This process successfully establishes an overall framework and direction ~ which allows informed, immediate decisions while facilitating intelligent public plan- ning for the future. Ms. Krall has over 20 years of experience, including working at =:J Skidmore Owings and Merrill, New York, and Leonard Parker Associates, Minneapolis, and founding StudioWorks six years ago. She is on the faculty of the ~ University of Minnesota College of Architecture and Landscape Architecture, teach- ~ ing in the architectural graduate program. =:] Education Bachelor Science, Architecture, California Polytechnic State University Architecture, University of Maryland =:] Registration Architecture - States of California, Arizona, Minnesota =:] Certificate - National Council of Architectural Registration Boards =:J Experience · 1221 West Lake Street Mixed-Use Development, Minneapolis, Minnesota =:J · 30th Street Station Redevelopment Master Plan, Philadelphia, Pennsylvania" · Design & Development Guidelines Review, Uno Lakes, Minnesota ::::J · Hamilton Avenet Electronics Master Plan, Los Angeles, California · Humboldt Greenway Redevelopment Plan, Minneapolis, Minnesota" · Medical Center Expansion, Staten Island, New York" i =:J , . Mendota Heights Town Center Master Plan, Mendota Heights, Minnesota I , =:J . Midtown Urban Village Plan, Minneapolis, Minnesota" · Mixed-Use Plan, Inver Grove Heights, Minnesota =:J · Mound Harbor, Mound, Minnesota =:J · Nicollet Avenue Redevelopment, Minneapolis, Minnesota · Planning & Zoning Development Studies, New York, New York" =:J · Portland Elementary Schools Master Planning, Portland, Maine · Saint Paul Gateway & West Seventh Street Urban Design, Saint Paul, Minnesota ::::J · Shepard Davern Redevelopment Small Area Plan, Saint Paul, Minnesota · Village Plan, Uno Lakes Town Center Master Plan, Uno Lakes, Minnesota =:J · Wests ide Waterfront Master Plan, New York, New York ::J Community Search for Shelter Charrette participant, from 1999 to the present ::::J Participation American Institute of Architects, Minneapolis Chapter, AlA Minnesota Congress for New Urbanism ::::J Urban Land Institute Sensible Land Use Coalition ::::J Individual experience gained at prior associations" 02tt~ :J ma Iln ::J LANDFORM .""'IAP'L1I.""'.'" :J I. "u. T~c- ~ I :J J~es -me I " ~~~a :J ..-------; --. ~~~jJ :J ~w~:" ::J __-,...r ,~"'j ~~-"--~ Darren Lazan, RLA ~ ::J CEO i "W' ~ ..~. ,'- .. 6.' _ :=J I~ ',. .__~_______ Professional Mr. Lazan has almost 20 years of experience with site design and project manage- ~ History ment nationwide. His broad design and master planning experience includes historic reconstruction, church/worship projects, corporate and commercial design work. Mr. --, Lazan's strength is recognizing opportunities for both the environment and the ~ .j :J client. At ADC Telecommunications World Headquarters he created are-hydration ! system that saved a rare sedge meadow in Minnesota and demonstrated ADC's i I ::J desire to protect the environment. i ::J Education Hennepin Technical College - Architectural Design I :J I Experience Public Process I I i ::J · District Energy, Saint Paul, Minnesota" I · Lemmington Municipal Transit Hub, Minneapolis, Minnesota" I , :J · Minneapolis Energy Center Chiller Plant, Minneapolis, Minnesota" , ::J Historical --, ! e-.J · Akin Riverside Historic Promenade, Anoka, Minnesota :J · Saint Peter's Church, Saint Peter, Minnesota . Ascension Church, Stillwater, Minnesota :.J · Minnesota Veteran's Home, Minneapolis, Minnesota ::J Campus Planning :J · ADC Telecommunications World Headquarters, Eden Prairie, Minnesota ::J · State Farm Regional Office, Austin, Texas" · University of Notre Dame, South Bend, Indiana" :-J . William Beaumont Hospital, Royal Oak, Michigan" . William Beaumont Hospital, Troy, Michigan" :J · Merrill Corporation, St. Paul, Minnesota :-J Individual experience gained at prior association' :-J :1 :.J ::J w ::J " oItt~ ~ ~ ::J ma w '" LANDFORM :J .,........OLl........,. :J I I /',J' I ' - \\. ". :J Andover -CIGGkto-wer~G,om I . --=""../."j~ ~ ''-.. I, I .____---/ .: ,~,~-, :J ::J Andover, Minnesota Construction to begin 2004 ::J ::J Client: Andover Clocktower Commons, LLC. :.J Design Team: :J Darren Lazan, ProJect Principal Kendra Lindahl, Planner :J Vicki VanDell, P.E. Matt Swenson, Designer, Landscape Architecture Alice Fate, Designer, Landscape Architecture ::J Andrew Hogg, Designer, Civil Engineering View along west trail Boris Fridkin, Designer, Architecture ::J :J Special Features: · Architectural design and site themeing ::J establish an identity for Andover ::J . Raingarden, fountains and cIocktower combine to create a visual focal point ::J - · Pedestrian paths and entry points throughout the site allow for compatible movement of ::J View of clocktower plaza people and automobiles :::J The design intent is to create an inviting atmosphere that yields · PUD approach allows for an overall reduction in site parking requirements and maximizes internal a strong sense of neighborhood and community - an atmosphere traffic efficiencies :::J that draws people not only because of its amenities, but also because it provides a sense of place and ownership. Pedestrian- :J scale retail concentrated in the southwest comer of the site is intended to be directed towards uses that take advantage of the ::J Clocktower plaza space. This space provides opportunities for outdoor dining as well as a community space connected to the ~ adjacent trail system. :::J , - ::J - ~ z :J 0 " " ~ 0 u :::J '" w " :::J .- 0 ~ ~ :J u 0 ~ u :J '" w ::J ----- - ---- > ...--=---~---. - - ---- . , A 0 " :J ma z "" LANDFORM :J ........P.'...PIl..... :J :J ~~{ - . ~Q :J ~83 /.~- ~~ fl ~\1 u ~ .......~ Excelsior & Grand is a 16-acre redevelopment :J Exce[eior project located on Excelsior Boulevard, just east of ::J Highway 100, in St. Louis Park, Minnesota. Upon :J &'G@.Qd completion, this project will feature 460 rental multi-housing units, 120 owner-occupied condo- ::J miniums, 80,000 square feet of retail space, and U 125,000 square feet of office space. The total project cost is I estimated at $120 million. Phase I, which includes 342 apartment ::J units and 65,000 square feet of retail space, is complete with I ::J leasing underway. , :J TOLD Development Company was I :J selected by the City of St. Louis Park in July 2000, after the initial I :J developer withdrew from the project. :J When TOLD assumed the ::J development rights to the project, the plan proposed by the previous :J developer was not financially d'_ ..- feasible. TOLD Development Com- ::J pany quickly assembled a team and ::J addressed the complexities of the project. The resulting revisions I ::J balance the benefits of a vertical mixed-use with the financing challenges involved with such projects. TOLD Development :::J Company will develop all components of the project; housing, ::J retail, and office. :=] ~'..-. .~ "TOLD's project is a major ~-;;::-;f$~\~o~ .~ ~.~. \.. :J step toward reaching the o 'b ~ ~t:k......... ~ "los'" . , goal of the city and ' ".P' " "~'I" "', , I,ll ./"-/-, o:e ~?oo'" \i"'i ",o&(h. <9l , ::J / t;,;:?'1 r:;oO~~~'~'~"~~:~~/i~:'%;Jl? community of creating a ::J / / " '- /'.9~ o;"l""'.''-' l1?rL-::"--r ,11$:/<. ' focal point for the City of .- !.~. . -I 1'(ldIR",.q,'!-~"""=-L /" j .,.0." /}- ~';i1 ,OJ 1 ~'.i~~. ~,., ~iL..,:"gi t-.-, -"--'.r--, - '..J ,~! !81~ 'HA"~ ,1[Q:I~ PH""EOL_i',s() '_. .J St. Louis Park." ::J --- - -od?/'t,1.~:--:::'~~~~.--::;"~:tl~~J...;.7:.;./;'o o-.~ 0'00 I.~~.r'''''~''''''rl:''''''''''~~ ~.-..._., ....."".,.. '.,~' ..-- ~., ..-- f '. u::~~::Jll~f1llJr~ -.- ",O'H""'E ::J ;. \ ,;. fbr,." , "';'~Ii..til PHA~" :~li~; I ~\ - Tom Harmening ; ~, EP ~~r liJ'.. ti!'!i-r~' :J.flr\6 , ~; "'- . :~:~:...~':~-' -- .-. --':':;?;;~' fr'i'r:~'~:--.~': J r - i~t:.__~ . ~ _:.~~:_~.~ Community Development Director , :J "--~-~.'\ ..~:..~.~~';~. - . __. -v ---",-"--,,.JJ'l ... &J ~--- St. Louis Park ~~~ ~~= - . I Q'l :J :J :J I 0 I I '~ I L1 Excelsior & Grand f~~9)3'~e , 0 ;. 0 " ,..-------- ,\ '~. . -~:.._--~~ - ::J ---.~~'" - .- -- '........,.....,...,.,- ~~_..... 0 r _--,r-" . 0 0 0 0 I 0 A $140 million mixed-use redevelopment in St. I Louis Park, The first phase, which was com- i ::J pleted in August 2003, features 338 rental i L1 housing units and 65,000 square feet of retail space. Phase II of the project will break ground ::J this month and will consist of 120 condomini- ums and 4,00 square feet of commercial ::J space. =:] :J ::] Future phases of the project will include up to an additional 200 housing units and 50,000 =:] square feet of commercial space, ::J I ::J z I w ::J w '" ~ , 0 z I ~ :J 0 ~ I r w I ::J I ~ ::J 0 z ::J < '" ~ =:J '" =:J '" 0 - ~ =:J ~ w u ::J g~~ x w J ::J Heights *O~~E~1t~a~,ar{ I 0 Mendota G :] Mendota Heights, :J Minnesota :J 2004 Completion Date Client: City of Mendota Height :J Design Team: ::J Carolyn Krall, Principal, Urban Designer, with StudioWorks, Landform :J Dan Hughes, P.E. LJ Special Features: D · Redevelopment of 21 acres on the site of the original historic Mendota i Town Hall I :J · Trail system connects to existing Big I I , :J Rivers Regional Trail and Mississippi I River i , D' . Mix of lifecycle housing, including I ::J ?1"'''.f;s: townhomes, condominiums and senior units ! :J Mendota Heights Town Center, at Dodd Road and Hwy 110, is set · Formal and informal green space woven throughout site including trails on the site of the original historic Mendota Town Hall. The Town wetland gardens and interpretive ! ::J Center will provide civic place for the citizens of Mendola Heights to elements I ; call their own. The village is a mix of retail, office and residential uses, · Mixed-use village, with retail service ::J centered around a new Town Square. A winding village green links the Town Square shopping area with the three new neighborhoods, and other space providing daily offering a wide range of life-cycle housing. Trails through the site con- conveniences and specialty uses I :J nect cyclists and pedestrians to local and regional trails. i ; ; ::J ......_~- . ".--- I I ::J ::J :J :J I ::J :J - ::J ~ ... I ::J ~ w :J I "' ... ::J 0 A " z ::J ma w LANDFORM " ~ .'...JII'.L""I'II'.III11 :J I I " --P'.. I . TL,;- ",,", A" 0 M 0 U n d -f:) a rbo r~,". :2:-:;'~ I : ~....- --~~ ~ ~ I ...----.- ~: /,.:~ 0 Downtown Mound, L~~~,""W Minnesota [ - Project in Process [ Client: Mound Harbor Development, L.L.C. Design Team: Carolyn Krall, Principal, Urban Designer Dan Hughes, P.E, Josh Popehn, Studio Designer Special Features: . Redevelopment of 3 districts comprising the core of Downtown Mound . Mixed use village with retail, office, I hotel, services, and residential uses I within convenient walking distance . Mix of lifecycle housinQ, including i town homes, condominiums, rental apartments, and senior units . Reconnection of Downtown Mound with L. Lake Minnetonka via the reconstruction of Lost Lake Harbor . . · Community spaces and pedestrian linkages, a park-and-ride, and possible --- ~ ~ T f I , .J , -' " ~)' ,.::t.--: '''--<-Erfj '" 0 '. -~{i~~~", ..1.;'_t ._~.: 0 '" ! .0; .J I Commerce Boulevard " oIt~ z ~ ma 0 " LANDFORM _."..AP.Lt"PIl..... :J I -' ,'...._/''- / I ::J Main Street 1y1~~~!~ace~~-~,-~. . u U :J Blaine, Minnesota :J Completion Date: 2003 Client: Reliance Development ::J oml 1\Yl:....UI' -- NUfUHf.1's-r -_r__ - Company, L.L.P. :J Design Team: Darren Lazan, Principal Ll " Vicki VandeIl, P.E., Studio Designer / .' " e.' .~ta::..=/'- . - " Matt Swenson, Designer ~.. ... -i Alice Fate, Designer (- , U I - T-' ~ . \ .1 Kendra Lindahl, AICP, Urban Planner I __ . Tom Kerby, RLA, Senior Designer ! ! . ~ ~- , - ~ .1 I 0' \1 ';J..:;g, ; ,.j -, .f ~. Special Features: f- ,~I~ ' ~ ::J I ,- I,.r-... >..: :< · Designed within City's extensive land- ! scaping requirements while accom- i ,. plishing substantial visibility I .., , U ~ ~ and safety at high-traffic intersection I ; 0 · Environmental approach to ponding ; '" " area includes wetland species for " .. I more natural aesthetics that soften :J ~ the landscape and draw in customers .. '" ::J - Q~ ~ · Negotiated with City on lot sizes to , gain additional outlot area ::J - SH.rE JRU~K lUGHVr','W ,..,. ~4~ · Handled approvals and coordinated ----- -- __ __0- ---- --- - - __ _ _00'- __ . architectural, mechanical/electrical :J ~-. --- - --- --- -. and utility work for all buildings on this five-acre, mixed-use development :J :J ::J -" " ~ !. . " --", ::J lv~j '" .' . ... "~2\~, 1 '.. :=J .- . .~ ~,' "'- w ::J u "" ~ :=J ~ . - .. .. - w :....,~~-:..~ ..~ <~)' :=J .["IO " -D ,~"'> '" .-.. "" " I ::J .. w =:J w '" .. =:J ~ oItt~ z :J ma "" " LANDFORM :J .1"III"P.L1..~Il..IIU ::J.::J Lou's Market Site _IMix~;O ~ I ::J I ..------:' -: ,/.;J , ::J . e)VVJ ..V~ v~ ~\ t'S: White Bear and Maryland :J . t ~. 11 Avenues, "\ Saint Paul, MN ::J Proposal ~ Client: Norht East Neighborhood Development Corp. ::J ~ Design Team: ~ Carolyn Krall, AlA, Principal Boris Fridkin, Project Designer LJ ~ -- Special Features: --~-- ..----=-- ." . ~ - =-- . .' .' ,- Commercial: · Family Dollar 10,000 sf ::J · corner store 2,400 sf - 30 parking spaces in front ::J - 13 parking spaces in back - loading dock in back :::J Residential: --, condominium for-sale units: 39 u . 1bdrm 880 sf 25 . 2 bdrm 1100 sf 14 ::J f -~~l~-=-(~- ~i~c --, ~ . j' ~. . j 1.";', U 'I-_! _ ,--' -'..--- I ~. "'--~---q r . 1-' "-'---I -J. " r ::J L....~~ 6. ~r\ ! :~ ~=~';~ --, ~ [! f ~ L.J l__=r:""" ~' i ::J ::J - 1 parking space/unit underground - 10 guest parking spaces ::J - common room with terrace ..,.\ r_J r'" .... - . _ . , --.,......."_,,......,.-. ~r\."''f''........r.,,;''''''h..' ::J - ~.-:... -.-1l-.~---T4.,.-f'C-~~-.~--". ....,....,~..'. '. '.. '.-~1" ~ -.:......~.,.;..' ~_I - ~,...-.;.... '.' . ~ h' i r" -~. ,.. --- I <---.-,. .~............ --, >- . i~.r -.-' ~"'.~, .,._,' --j 1- - ----,:)11-1-..' u . '. r", -- 0" ,., iI:.. -.' ~.. _ \-1~ .:.- t_d .' - IF':.-= --~~I, . ~.; \ -- ~ - -';.-- ---. ::]..") s. ,. =-~' ." '-.L..:.:. ..~-- -.....11 . \ , . ,.. .. I I r 1 ~ ,I', t~,.\ V", -.-.. f=="i- - '.- - .-- "~ w ~ ./ ,........ ---' , ~ ::] ri'7). 'd'.., -. ..:..~.I f,",,'.:;..-.' ~.'.-;._.'.~ -. -. .'lI ~".' z ke.. .!{ '.-r;:J] r' - tJ.. f W ::J C) .,....= ;:;:~"II il-I~ -~ .~ i 1 : ;'.' --- ~~] r- [ - ~r-~ .....--- - ~1! --, w ::J=:L l..._~..J~~f...i 1..J..J"i, \ ~ ''-'" :>" ~, : ~ 'I ~ ~ :::J ~ I ~~ : ::J ma 0 LANDFORM Z ~ .'"I1...P.LI...Il....11l :J Machine Specialties -:L~~~9/n _~J:!'Lyndale/1 :J ::J :J North Lyndale Avenue, :-J Minneapolis, MN Concepts in Process ::J Client: Lind-Bohanon Neighborhood Association ::J Design Team: ::J Carolyn Krall, AlA, Principal .-~. Erik Jansson, AlA, Project Architect ~ - Boris Fridkin, Project Designer =-.J Special Features: :J . 48 Historic LivelWork Lofts ::J · 8 New Townhomes ." - ::J . Restaurant ::J . Community Theatre ::J ::J :J :J :-J :J .- --, -.J ...., \~ '-J :J " ::J :J w :J ~ z w :.J > ., w ::J ~ ., 0 ::J z > ~ ~ I A ~ '" ~ ma 0 LANDFORM z =:J _1.II.a..'Lle.,...",. :-J Lakes Towh~ ~CLe~~;::Master Pla-r{1 ::J Lino I 1- Y b ._________' 0-- . . [] - . - 0 ::J ::J :J Carplyn Krall, Principal, Urban Designer , \ , :.J :J I ~ ~ :J ~ :J :J ( ::J ::J ~:i;) :J PHASE I _\~ \ THE VILLAGE \ \ \ \ \, PHASE II ~. \ '\ w ~ Home Environment Mixed-Use Environment "' ~ ~ > A w ma ~ ~ LANDFORM _'..IA'.LlI_P...... :J I I y- V! I Nicollet Avenue JDev~JQ'R ::J I ,,~ /.. ~,.. ...:::,~ LJ LJ \ Minneapolis, Minnesota ::J 2002 Projected Completion Client: The Nicollet Avenue :J Business Association ::J Design Team: ::J~ Carolyn Krall, Principal, Urban Designer Josh Popehn, Project Des~ner with BKV Group, Inc. and SA, Inc 0 Special Features: i 0 ! · Community workshops held with the i :J three impacted neighborhoods ; · Reconnection of urban fabric with 15th ; :J ~~I Blais~n AY~e r Street redesigned as Loring Parkway Loring Parkway with new civic space along Nicolfet Avenue, hotel and en/ettainment uses envisioned ::J · Deadend streets reclaimed for civic space or future development :J · Identification of over 20 opportunity ~ '..0' -JII.. ., "-.' . . Expansion of current Sherman proposal sites, and concept development plans . \.\ \ \. I _-'---. 'L-__l _ for a mixed use project with housing above for 13 sites :J retail on the avenue, with tor.sale urban rowhouses proposal on the sidestreets · Solicited input and market interest with :J Developers Round Table and Open House ::J :~" -...0..... o !..~ ~U' 00 :J -'. tiIl- ::J II..U! .~. ~,1 ::J 'i; :III..L. _'I ( ~, '-J .~ if!!D'l~ ::J . ~ ..' > <> Nicollet Avenue, which is undergoing a II,,~' I . 'II :J f- I.'" . .', ., revitalization as EAT STREET, has L-,;O:'O'----o." f ......,.-0'0: ~ '- ~ ;"-. ~., "- been the subject of many planning ~,ij~ . . ~it opI'II ::J studies, but no major redevelopment projects. With proposals to reopen the ~ 0 . g . \ .0, '. 1Ie- It.. 0" :J Avenue at Lake Street becoming [~I:r~~ 2 '-'5 .~l;ll:t~l viable, the three neighborhoods to the :J north hoped to attract and shape ;--C- C~I:;Y~-"C future development. Our team worked .~~ 1-0 (!il D. . :J with the Nicollet Avenue Business i"''.;fK~~~]. ,- > II Association to identify over 20 opportunity sites for redevelopment. ::J We then went on to develop market ;,oloo~+ ~~~~_~! L ; ","":' ;::~ I:: 0, w feasible development concepts for 13 ~ HTifJAt'l~ ~I "1.1 z ::J specific sites. w -'"r~ti0~j~,,~;.~~,....;~. Il, ' > "' J 26th Street connecting EAT STREET to the new AVENUE ~ OF ARTS with lofts, galleries and theatre venues w J ~ ~tt~ ~ 0 u J ma z LANDFORM 1 .'''''.APeLl.'''''.lIll1 :J Lyndale Avenue R~~'!~[~'e~L:_~/1 0 North :] Cl - ------,- -- North Lyndale Avenue, I ::J I Minneapolis, MN Project in Process :J Client: Lind-Bohanon Neighborhood Association ::J Design Team: :J Carolyn Krall, Principal, Urban Designer ::J Josh Popehn, Project Manager 1 Greenway opportunity Special Features: U a: '" · Lead community meetings and task ,. a: force charettes, and facilitate :J communication between organizations i< and stakeholders Q. =:J , r " " · Thorough analysis of Land Use, Zoning, ! " Market Conditions and Physical :J " i" Qualities to determine the best "fir' and i mix of uses for the neighborhood ::J · Develop phased strategies to improve ::J and enhance the physical character and 2 Enhance connections to Shingle Creek economic vitality of the corridor =:J · Provide the neighbohood with a "road map" to guide future actions and ::J efforts in revitalizing Lyndale Avenue ::J ::J Acting as facilitators for a series of ::J Single Family C Commercial community and business association Residential meetings, we identified what the neigh, Med.ium ~ensity D Office I Residential borhood feels are its shortcomings and ReSidential ::J o High Density Ught Industrial what assets it has to build upon. Residential Taking what we learned from these D Neighborhood o Open Space ::J Commercial meetings and combining it with research of land use patterns, market ::J viability, current grow1h pattems and The Lind-Bohanon Neighborhood in connections to surrounding amenities, ::J North Minneapolis is home to the we identified short, middle and long shortest commercial corridor in the city. term goals for the neighborhood. ::J We are working closely with the Lind, Bohanon Neighborhood Association, The process now turns to creating a business association and residents in marketing strategy, connecting with w ~ :J the surrounding neighborhoods to potential developers and utilizing exist, z identify opportunities and strategies for ing funds for immediate improvements. w > :J improving the character, viability and <( future of this area. w :J 3 Potential development scenario ~ showing housing additions, <( 0> "] greenspace improvements and z mixed-use infill opportunities > ~ "] r .et~ ... '" ::J ma 0> LANDFORM z l M'.......L1I""..II.1 ~ Grain Belt ~~~~!q~ri~~t1>J I LJ U "-,_..~ ,~' v,:. .-. Minneapolis, Minnesota //;:,.".~.)e1-.ir ._,,,. ...... 2005 Projected Completion ::J n' 41......:1' - --, ...... r.l.jr1.../-.-....)<~.~'-".,I...~,. i~..j.~.., ;~'~..~;".'.. ~,.'.:"-..2--=::'. '-...'.~.-::' ~I ..:.,.;-;~ -: Client: Sheridan Development LJ l., /, I f'5 t). i'.' i I - Compa y, LLC .. (/ "".'t.~ ! ..! I I '_...rj', .' : 'I . n , . . '~'......"",I ~"! '~.' ,_ j.' ~--, /~-""I"~ " Minneapolis Community :J ,_/,~:"..,.~!. hI. ; t1'E: . ~3 : r ,C~ ,..: I.. ' Development Agency ! /,1)''-1('\.'/,.0 .~ . ~.. I.' 'IT:: J ! _._.."..:. I ::J (J...r":<~.:-=--- ~ i ~-= - '.:..i; j, :-~~) -';;.-;~~r~~ih~~~ DeSign Tea":,: . . . '- .....,,<',Q ~., '-=";-,.--"~_.'''''-- . -.,....., :, .~""-:' Caro!yn Krall, Pnnclpa~, Urban DeSigner I :1.'<. .'. ....'::::L - T II',:. T I ~i, '11~,.CD@ 1 - ~i workmg With RMF Entities, & Cunnmgham , '-..J '" >-:::-..... . L. ,,;" "~n '.< ':' I. ,,:-:::" c.._....h._ 'c..", . ':- I 'r'li.. ~.o;J:! i ~ "-'j. ""~ . ',~ l~ q~ _J -'.:~ t--- ........irJ_C-".._. U ......,~....,L.,,';,) Special Features: ..1 ILf..;i , ::J ., '" ..~~....;":: ' .: - Provides high quality homeownership opportunities in an excellent urban --, . ___ neighborhood with homes affordable to a LJ -.... ~ l wide range of households ~4-" ::J _ Reinforces the 13th Avenue NE corridor through scale, a mix of uses and pedestrian :J ! oriented public spaces -, II - Creates new public and civic spaces: ......J Sheridan Commons, Brewery Square, ! Stockhouse Plaza, and Northeast Arts Park :J _ Reflects the area's history and roots, with a contextual approach to the design of the :J new buildings, and by restoring, converting and retaining the original structures where :J feasible U :J ::J ~ The Sheridan Development Company's plan for the Grain Belt Housing and Mixed,Used Development . ~ includes the following components: I :J For,sale housing units 273 units Renovated office space 16,500 sq.ft ::::J New retail/ commercial space 25,950 sq.ft ~ ! ~ ] .. J ~ '" ] Master Plan z ~tt~ " ] ma ~ LANDFORM J M'''''.APe'''.'''..''I'' ~ Shepard Davern Area .~~~EM~'. I LJ Saint Paul, Minnesota Currently being implemented ::J Client: City of Saint Paul , \ ::J \ Design Team: Carolyn Krall, AlA, Principal, :J Urban Designer with Studioworks ::J ::J ,'-..,.--~- LJ ~ ~_ '.' -.-- ::J ::J The Shepard Davern area is located on the south edge of Highland Park, high above the Mississippi River. This under-developed area mixes older residential blocks with large indus- trial tracts, all bordered by busy commercial corridors. Development at the airport and near- ::J by 494 corridor has driven airport auto-oriented uses into the area, while the local commer- cial struggles unsuccessfully to remain competitive. ::J The plan, now being implemented, extends and connects existing and new "parkways" to provide access to new pedestrian-oriented, mixed-use development. The plan also expands ::J existing residential areas, with over 1000 new units developed around new parks and green spaces. ::J The design team included Planning and Economic Development and the Design Center in Saint Paul and financial consultants Quam Sumnicht & Associates. --, ..r:c~;:' '. vi :........J 1J}~f~-' . /" \ ,y:~~ fJ/ ~- ::J -'lAY?' 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'l2' ",:J<'-~ ' '~\.::.'\ '--~ :j:~,;> :::-'/:_ _,' f ...J' ffiC>'J.d\ ~c:l oJ:;;lr,~CI1)rlaoo..-:nncJ l .'J ~-';:-[ $ fD.:;;C~ *' ", .-<:; /;.{I)/ , ::J -1(::-'-::-"1"f;ui~ici;:~i'~a""Z~,,7>1h ~~~C~1!m~ ~~~,/ "~~;:j /~~ ,/ :L.;~~'-~' l'~:~-_".'...."'i' u~al'?'~\i,:~11(i -.~. ~1~{ "/) :(_~,,;?' /' .:=J -, ;;:i,~;':;':;~I: !:-~~S~:!~~~~@~: 1:" '~~. ~~I.~~q ~5:~~'(~ ~~~'~0l~:~:~:~i:~;:;7""" ..-'~- '-'j'-:: , .~~c."''''''''.:~.'f.,,;-~..\I''>/'''' ,\W;:- dil/11 -::-~\1..K ?r:;...-::; Y J:X:1'l:l.:.:i'r.IIm...ore'\:Cl~flVO()ilJUJ':4 ftn. -:;.:,,-.It... rdj:.--~~n(,..,/~~ // 1~._,",_~, - --- , ~ \,,' '\.W~. /'?7." , 11~~~1j' '1 .~/'l.O~;/'.;.-': ,'f_ T ,1: :~~).'...... ~~.",! ~....--I ,,/ /i1:.J'd ..c..'IlLIIl..lJC Ill. " 'Go.... , ___ ,~~ fP')" r I ::J I" ~.~~llfl~"'_ ::.i".'J~"Ulnj __.l~i&pp<<:~~" 0-:.:-- __.' ~'="~J. (Ii ,';-:~~(ld!~i?':.. ~_ '~"& ,,;/ y-{"i J', ::J ;(a"'Y~~-'I\\~~T---r:-. . El~-"~~ ---"'"-=.' -/ Q ~ r,.J' jr ,\ .........~.( ~ L-=:::.J - } '.'.f ~- r-~- ~ ~,>) .g Ii" ~'" /'! .- _ _/1 // ~;-'- f'-""';::}, (I no:' 0 ~/ ,/0;:; ,,- -<> ,. . " ,~ ~~/.y~ J 0-:::0. ""'..-""....-~~?/y ,~...-:.(/ ._:;'---:7 /",.~ _rY~I" ,__;;"/ ,.;\.1.'" " ~,-- ::J ,,",.,/., 12:] '~~c==Q='1- --=~-~-~. . ::JJ/-:~)'; ~-;l~:{f.%tE;<~~,,",ni ~ /.~.,.,,/f -- V~.. ~:;e-:", - J ." . ~:..' 7,.".. ...;;:%;:,l'?:O>.' , " ::J 'U "". -- - -._.'C/~-~. -- .' ~~~~~~;,}gr~~-'- -? II ~ ::J . ." , oItt~ : ::J ma ~ LANDFORM ::=J .'''''.APDUS_'"'.",. 0 0 0 0 0 0 0 0 0 0 0 0 0 a!t~~ 0 mal 0 LANDFORM 0 MINNEAPOLIS, PHOENIX 650 Butler North 0 510 First Avenue North Minneapolis, MN 55403 T 612.252.9070 0 F 612.252.9077 460 Madison Square 0 5343 North 16th Street Phoenix, AZ 85016 T 602.952.9154 0 F 602.952.9155 0 I 0 I 0 0 0 0 [] 0 LJ [] 0 0