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EDA - December 20, 2011
CITY OF I 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 Y WWW.ANDOVERMN.GOV ECONOMIC DEVELOPMENT AUTHORITY MEETING December 20, 2011 6:00 p.m. Conference Rooms A & B 1. Call to Order— 6:00 p.m. 2. Approval of Minutes (November 1, 2011 Regular; November 16, 2011 Workshop) 3. Monument Entrance /Electronic Reader Board Update 4. Approve Professional Service Proposal — Retail Market Analysis 5. Senior Housing Project — Grey Oaks 6. Discuss /Approve 2012 EDA Budget 7. EDA Project Progress Review 8. TIF District Cash Flow Update —November 2011 9. Other Business 10. Closed Session —Property Sale Negotiations (PIN 34- 32 -24 -12 -0025) 11. Adjournment 1 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US 1 TO: Economic Development Authority CC: Jim Dickinson, City Administrator FROM: Michelle Harmer, Deputy City Clerk Q� SUBJECT: Approval of Minutes DATE: December 20, 2011 INTRODUCTION The following minutes were provided by Staff for EDA approval: November 1, 2011 Regular November 16, 2011 Workshop DISCUSSION The minutes are attached for your review. ACTION REQUIRED The EDA is requested to approve the above minutes. Respectfully submitted, Michelle Harmer Deputy City Clerk n Attach: Minutes 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 ANDOVER ECONOMIC DEVELOPMENT A UTHORITY MEETING NOVEMBER 1, 2011 - MINUTES A Meeting of the Andover Economic Development Authority was called to order by President Mike Gamache, November 1, 2011, 6:00 p.m., at the Andover City Hal l,_ 685 Crosstown Boulevard NW, Andover, Minnesota. Present: Commissioners Sheri Bukkila, Toni Howard, Mike Knight, Julie Trude, Joyce Twistol and Robert Nowak Absent: None Also present: Executive Directory Jim Dickinson Community Development Director, Dave Carlberg Director of Public Works /City E ngineer, Dave Berkowitz APPROVAL OFMINUTES Commissioner Trude stated onpage 2, line 9-after workshop the following should be inserted; "so the EDA can set goals based on their budget" Commissioner Trude stated on page 2, line 20 the following should be added after tour; "She said waiting to buy only vacant�iro�ertycould take 15_ years. Since none of us are specialists, she asked what professional could =guide them ?" Trude October 4, Motion by Trude, unanimously. 31 the word purse should be "pursue ". as amended. approval of the minutes as amended. Motion carried COMMERCIAL/INDUSTRIAL PROPERTY DISCUSSION Mr. Carlberg indicated the Planning and Zoning Commission met on September 13 and discussed how much commercial /industrial land is available in Andover. He stated about 2% of land in the City is zoned commercial /industrial, which is about 436 acres. Mr. Carlberg stated we shouldn't be focused on how much commercial land there is but what tax base should be generated from the commercial /industrial business in the community. He stated the appropriate amount is about 20 %, Andover is at 8.26% which is lower than what the City ultimately should have. Andover Economic Development Authority Meeting Minutes November 1, 2011 Page 2 Mr. Carlberg indicated the Planning Commission is interested in having a retail market analysis done for the City. He asked if the EDA is interested in having a retail market analysis done. President Gamache stated a retail analysis sounds like a good idea. 6 Commissioner Trude stated her concern is can the analysis be confidential. She asked if there is 7 a risk involved by doing the analysis report. Mr. Carlberg stated the report will be used to attract 8 businesses. Mr. Dickinson indicated the report will focus on the positives and point the City in 9 the direction of businesses the City can support. 10 11 Mr. Dickinson stated the analysis could cost between $15,000 and $30,000. However, if the City 12 gets 2 -3 businesses to locate in the City, it would be money well spent. He indicated the report 13 can help with the financing for businesses. 14 15 Mr. Carlberg stated he will request proposals from the U of M Extension and the McCombs 16 Group. 17 18 The EDA consensus was to direct staff to move forward with acquiring proposals and bring the 19 proposals to the EDA Workshop. 20 21 MONUMENT ENTRANCE /ELECTRONIC READER BOARD UPDATE 22 23 Mr. Carlberg indicated progress is being made on the license agreement with Anoka County. 24 25 Crosstown/Bunker Location — On October 31 the license agreement was before the Anoka 26 County Public Works Committee, they approved the agreement and the agreement will move on 27 to the County Board Meeting on Tuesday, November 8 If the County Board approves the 28 agreement it then moves on to the County Highway staff and they will prepare a license 29 agreement and submit it to the City for consideration. Once the City signs the agreement all 30 planning documents will be submitted back to the Anoka County Public Works Committee for 31 final approval. 32 33 Round Lake Boulevard — The letter from the City of Coon Rapids giving the City permission to 34 put the sign in their corporate boundaries was received October 27th missing the October 24"' 35 deadline to be on the Anoka County Public Works Committee agenda. The license agreement 36 will now be on the November 14 meeting agenda. 37 38 Mr. Carlberg stated staff is looking at a spring construction for the signs. 39 40 Commissioner Trude stated with the license agreement process taking this long all of the signs 41 should be getting worked on. She suggested getting started on the Bunker Lake Boulevard east 42 side entrance sign since it is not in the right -of -way. 43 44 Andover Economic Development Authority Meeting Minutes November 1, 2011 Page 3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 SELECTION OF SITE FOR 2012 ANNUAL B USINESS DEVELOPMENT DAY Mr. Carlberg indicated staff obtained four quotes for the 2012 venue. The best price was submitted by the Refuge. Mr. Carlberg stated a date for the event needs to be set. The EDA concurred to hold the event at the Refuge on June 13, 2012. EDA PROJECT PROGRESS REPORT Mr. Carlberg updated on the following: 2011 Special EDA Events — Andover Station businesses held their annual Halloween event on October 29 t `. The event attendance was down from last year; however organizers were still pleased with the turn out. Andover Station II Service Road Concept — A follow up letter was sent the President of the association board with understanding of the association's position. Andover Station North — Mr. Dickinson indicated Thurston DeShaw Funeral Home will be requesting a CUP for a crematorium at their business. Dynamic Sealing Technologies is in support of the crematorium. The EDA indicated support also. www.MetroMSP.orQ and City Website — The Union did an article about the success of Dynamic Sealing Technologies, the article link has been posted on the City website. Potential Restaurants — In October 10 -12 proposals were sent out to businesses, Mr. Carlberg is following up with those businesses. Redevelopment— Closing took place on the property located at 2600- 138` Avenue NW. Staff is requesting for the proposal of an environmental study and Public Works will be changing the locks. Both the Fire Department and Sheriff's Office are interested in using the location for training exercises. PARKSIDEATANDOPER STATION UPDATE Mr. Dickinson updated the EDA on the Parkside at Andover Station property. Bruggeman is waiting for a signed document from US Bank. Mr. Dickinson indicated the purchase agreement has a December 15 deadline for closing. SCHEDULE EDA WORKSHOP Motion by Howard, Seconded by Nowak, to schedule an EDA Workshop for November 16, 2011 at 6:00 p.m. Motion carried unanimously. Andover Economic Development Authority Meeting Minutes November 1, 2011 Page 4 1 2 3 4 5 6 7 8 9 10 11 OTHER BUSINESS There was none. Motion by Trude, Seconded by Bukkila, to adjourn. Motion carried unanimously. The meeting adjourned at 6:49 p.m. Respectfully submitted, Michelle Hartner, Recording Secretary 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 ANDOVER ECONOMIC DEVELOPMENT AUTHORITY WORKSHOP NOVEMBER 16,2011 - MINUTES A Workshop of the Andover Economic Development Aut Mike Gamache, November 16, 2011, 6:05 p.m., at the Boulevard NW, Andover, Minnesota. Present: Absent: Also present: Commissioners Trude, Joyce Ti None Executive Dire( Community De Nowak LMCIT LLIBILITY COVERAGE - Motion by Trude, liability. Motion AVAILABLE COMMERCL4L PROPERTY — called to order by President City Hall, 1685 Crosstown , Dave Mike Knight, Julie limits on tort MARKET ANALYSIS Mr. Carlberg indicated at the � November 8' ` Planning and Zoning Commission meeting the Commission requested �stafEto look at the percentage of commercial property in neighboring commumtiesVIr. Carlberg stated in atypical community 20% of a city's tax base is desired to come from commercal_uses. Andover's tax base from commercial use is 8.26 %. Mr. Carlberg stated the percentage is pretty consistent fora city in the metro without a state highway system through it. Mr. Carlberg reviewed the vacant commercial property in the city. He stated the city has 2% of its land zoned commercial. Mr. Carlberg indicated Mr. Don Eveland has purchased 20 acres next to his property on Andover Boulevard and is interested in putting the 20 acres into Agriculture Preserve. The question is would the Council be willing to allow Mr. Eveland to put the 20 acres into Ag Preserve, the 20 acres would add to his current property already in Ag Preserve. Mr. Dickinson indicated the city would have to change the development staging if Ag Preserve is granted on the 20 acres. A master plan of the Rural Reserve area, adjacent to where Mr. Eveland's property is was reviewed. Andover Economic Development Authority Workshop Minutes November 16, 2011 Page 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 President Gamache suggested talking to Mr. Eveland to make sure he fully understands the guidelines for putting property into Ag Preserve. After discussion the direction from the EDA was for Mr. Eveland to submit his application to put the 20 acres in Ag Preserve and let the normal review process begin. Retail Market Analysis Mr. Carlberg stated in the agenda packet is the proposal prepared by the McComb Group regarding preparing a retail analysis report. The McComb Group would be communicating with the merchants and their customers. The fee for the report is approximately $30,000. The time frame for a report to be completed is about four months. Mr. Carlberg indicated he made several attempts to contact the U of M Extension Office for a proposal and received no returned calls or emails. Commissioner Knight asked where the McComb Group gets their demographics for the report. Mr. Carlberg indicated they have their own model they use. Commissioner Bukkila stated she was looking for something more comprehensive. The report is focused on retail, what about manufacturing/industrial businesses. Mr. Carlberg answered he is not aware of a company that does a manufacturing/industrial analysis. Mr. Carlberg indicated he and Mr. Dickinson have been talking to Jeff Meister the owner of Dynamic Sealing Technologies finding out what manufacturers they deal with. He stated he is working on a list of manufacturers he will be contacting regarding information on industrial property available in the city. Commissioner Nowak stated since we may be entering into an agreement with the McComb Group, should the City Attorney look at the agreement. He asked if there is any confidentiality regarding the report. Mr. Carlberg indicated the report is a public document and the results will be placed on the city website. He stated the City Attorney has not looked at the agreement. The EDA consensus was to secure a contract and have the McComb Group begin after January 1, 2012. Mr. Carlberg stated this item will be brought to the December 20` EDA meeting for approval. BUNKER AND CROSSTOWN REDEVELOPMENTAREA Mr. Carlberg stated the City has purchased the 4 -plex located at 2600 138`" Avenue NW and has received a couple proposals to have an environmental assessment done. The environmental assessment must be done in order to demo the structure. Mr. Carlberg indicated since this area may become a TIF District redevelopment area, if the building were to be demoed and the city wanted to re -coop the costs of demolition, the building would need to be declared a sub - standard structure. Andover Economic Development Authority Workshop Minutes November 16, 2011 Page 3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 Mr. Carlberg stated he has contacted a relocation specialist company, SRF. SRF indicated in Minnesota even if the lease is up for tenants living in a rental property the City would still be responsible for relocation benefits and moving costs. The average cost for a SRF specialist to work with a tenant is about $3,000 per unit. Mr. Dickinson indicated the cost to relocate tenants could be about $20,000 per 4 -plex building, it could take 15 -20 years to re -coop those costs. Mr. Carlberg indicated the suggestion from the last EDA meeting was to contact a management company. He contacted Great Lakes Management Company who Anoka County uses for their Senior Housing program. He received no response from the Great Lake Management Company. Mr. Dickinson stated the cheapest way will take a very long time. He said if the EDA wants to see an immediate impact, it is going to be a struggle and expensive. Commissioner Trude asked what area should be focused on. Mr. Dickinson suggested focusing on the properties south of 138` Avenue and north of Bunker Lake Boulevard. Commissioner Trude asked if there are enough funds in the budget to accomplish their goals. Mr. Dickinson stated there are funds currently available to operate, when more funds are needed that is when a new TIF District is created. Mr. Dickinson indicated if the EDA wants to be more aggressive with this project they will need to be willing to go after the occupied parcels and bring in a relocation specialist. Mr. Dickinson indicated there are TIF projects that have not been committed to; funds committed to those projects could be used to pursue parcels in this area. The EDA consensus is to focus on parcels south of 138` Avenue and north of Bunker Lake Boulevard, contact a real estate agent and be aggressive on purchasing the parcels. PARKSIDE AT ANDOVER STATION Mr. Carlberg reviewed the slides from a PowerPoint presentation providing potential development scenarios for Parkside at Andover Station. Mr. Dickinson stated the existing lots measure 53 feet wide. After talking with developers, lots measuring 60 feet wide is what is needed to provide a larger house with a 3 car garage in the current market. He stated replatting the area a few lots will be lost in order to provide a 60 foot wide lot. Mr. Dickinson reviewed the options for the 8 unit buildings. Andover Economic Development Authority Workshop Minutes November 16, 2011 Page 4 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 OTHER BUSINESS REVIEW 2011 -2012 EDA GOALS Mr. Carlberg asked for any comments or questions regarding the EDA goals that were adopted in February 2011. Commissioner Nowak asked for an update on Kottkes. Mr. Carlberg indicated Kottkes is currently marketing two parcels on Bunker Lake Boulevard. The two parcels are included on the City website for sale. Mr. Dickinson stated Kottkes may be willing to relocate. Mr. Dickinson indicated ABC Mini Storage is for sale. Mr. Dickinson reviewed the Pov's property. The City is assisting with marketing the site. There is a business interested in purchasing part of the parcel (noted as Pov's #1 on the handout). He wanted to know if the EDA would be interested in purchasing parcel Pov's #2 of the property. The parcel was discussed. The EDA requested staff continue discussions with Brad Povlitzki, owner of Pov's. Commissioner Knight asked about the Serendipity property. Mr. Carlberg stated the daycare is still interested in the property and they are working on the outdoor playground issues. Commissioner Trude indicated the $25,000 from United Properties to use around the Andover Station ponds is still in the bank. The area was discussed regarding what the funds could be used for. President Gamache stated most of the goals were accomplished for 2011. Motion by Bukkila, Seconded by Howard, to adjourn. Motion carried unanimously. The meeting adjourned at 8:45 p.m. Respectfully submitted, Michelle Hartner, Recording Secretary X C I T Y 0 F NDOVE A OM 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI. ANDOVER. MN. US TO: President and Commissioners Jim Dickinson, Executive Director FROM: David L. Carlberg, Community Development Director SUBJECT: Monument Entrance /Electronic Sign Update DATE: December 20, 2011 INTRODUCTION The EDA is requested to receive a presentation from the Community Development Director at the meeting. DISCUSSION Monument Entrance Signs and Other Electronic Reader Board Signs Round Lake Boulevard Location — monument only • License Agreement has been approved by Anoka County. The Agreement has been circulated for signatures at the City and been sent to the County for signatures. Crosstown/Bunker Location — monument with electronic reader board • License Agreement has been approved by County. City signatures have been obtained. Agreement is being circulated for County signatures. Bunker Lake Boulevard East Sign Location — monument only Staff is reviewing grading plans to determine location and modifications needed to the grades in the area to accommodate the sign. ACTION REQUESTED Receive a presentation and provide direction to staff if necessary. Respectfully submitted, David L. Carlberg AA 6, TA - ( 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US TO: President and Commissioners - Jim Dickinson, Executive Director FROM: David L. Carlberg, Community Development Director SUBJECT: Approve Professional Service Proposal — Retail Market Analysis DATE: December 20, 2011 INTRODUCTION The EDA is requested to consider approving the attached proposal from the McComb Group to conduct a retail market analysis for the City of Andover. DISCUSSION Upon considering the Planning Commission's recommendation to conduct a retail market analysis at the November 16, 2011 meeting, it was the consensus of the EDA to conduct an analysis starting after January 1, 2012. ACTION REQUESTED Approve the attached proposal submitted by the McCombs Group to conduct a retail market analysis. Respectfully submitted, David L. Carlberg oNo E100 MCCOMB GROUP, Ltd. R E A L E S T A T E A N D R E T A I L C O N S U L T A N T S Mr. Dave Carlberg Community Development Director CITY OF ANDOVER 1685 Crosstown Boulevard NW Andover, Minnesota 55304 Dear Dave: Revised November 4, 2011 RECEMD NOV 7 2011 CITY OF ANDOVER In response to your request, we have prepared a work program to conduct market analysis to determine the amount of commercial land that is supportable in Andover in future years. The objectives of this engagement are to: • Evaluate commercial areas in Andover. • Identify and evaluate competitive shopping areas. • Delineate trade areas and evaluate demographic characteristics for each of Andover's retail areas. • Determine demand for additional retail, service, and service office uses in each Andover retail area. • Estimate the amount of land necessary to accommodate future retail demand in each of Andover's retail areas. The work program described below is designed to identify future demand for retail space in each of the commercial areas. WORK PROGRAM The work program outlined below is designed to fulfill the above objectives. Specific work tasks are summarized below. ♦ Retail Evaluation Three of Andover's commercial areas will be evaluated to identify strengths and weaknesses as a location for retail, food service, services, and service office uses. Commercial areas to be evaluated are based on the future land use map and include: • Bunker Lake Road between Hanson Boulevard and Round Lake Boulevard • Bunker Lake Road and 7 Avenue • Hanson Boulevard and Crosstown Boulevard 222 South Ninth Street Suite 380 Minneapolis, Minnesota 55402 • (612) 339 -7000 Fax: (612) 338 -5572 Mr. Dave Carlberg November 4, 2011 Page 2 Factors to be evaluated include, but are not limited to: location, circulation, access, visibility, current and future traffic counts, and relationship to adjacent uses. Tenant mix in each of Andover's retail areas will be identified and categorized by type. ♦ Competitive Shopping Areas Shopping areas that are competitive with Andover commercial areas will be identified and evaluated. Principal competitors will be identified and evaluated for anchor stores and tenant mix. New developments anticipated in competitive shopping areas will be identified, to the extent possible, to determine possible competitive impacts. ♦ Merchant Interviews Business owners and/or managers in each of Andover's existing retail areas will be interviewed to obtain impressions of retailing in Andover, the area from which they draw their customers, and input on strengths and weaknesses, as well as to identify what they think should be done to improve business in Andover. ♦ Residential Growth Trends Residential building permit trends from 1990 to 2010 in Andover and other trade area communities will be evaluated to determine historic building trends. These building permit trends will be compared with historic trends in the north growth corridor to identify changes in building activity and market share. Future estimates of household growth will be prepared by year for the period 2012 to 2035. This will indicate if the housing slump has affected Andover's share of Metropolitan Area housing. The results of this analysis will be incorporated in trade area growth estimates in the trade area analysis. ♦ Customer Survey Businesses in the Bunker Lake Road retail areas will be asked to participate in a survey of their customers to determine where they live and work, and why they shop at that business. The survey will be designed to be executed by employees of each store as customers pay for their goods or services. The budget assumes 15 to 20 business participants and that the client can arrange for distribution of survey forms and instructions, and collection of completed survey instruments. Each merchant participant will be provided with survey results for their business. Survey results information will be used to identify the primary trade area for this shopping area and how its trade area is affected by the Riverdale shopping area. ♦ Trade Area Analysis Andover retail trade areas will be delineated based on arterial road patterns, drive times, and McComb Group experience. Trade area delineation will take into consideration competitive shopping areas in surrounding communities, school district boundaries, and newspaper circulation area. The economy of the trade area will be analyzed to identify and quantify those factors that generate support for retail and service establishments. Mr. Dave Carlberg November 4, 2011 Page 3 Factors to be evaluated include, but are not limited to: daytime employment, population, households, and household income for 1990, 2000, 2011, and 2016. Trade area residential growth trends will be evaluated taking into consideration any MUSA line changes to determine household growth potential for target years of 2015, 2020, 2025, 2030, and 2035. Retail purchasing power of trade area households will be identified for the same target years. Business establishments contained in the purchasing power model are attached. ♦ Retail Sales Trends Retail sales trends for Andover will be analyzed utilizing information from the U.S. Census of Retail Trade for 2002 and 2007 to determine current Andover market share. Market share changes between 2002 and 2007 will be identified. ♦ Retail Development Potential Future commercial development potential in each of Andover's retail areas will be estimated taking into consideration competitive impacts, trade area demographics, trade area purchasing power, and estimated market share. Based on this analysis and current trends, future retail and service sales potential will be estimated by business type. These retail sales estimates will be converted to square feet of space by type of business establishment. Those businesses with sufficient retail sales potential for profitable operation in Andover will be identified. Estimates of retail, service, and service office space supported by sales potential will be prepared for target years of 2015, 2020, 2025, 2030, and 2035. Our proprietary purchasing power model includes over 120 types of business establishments. A list of these business establishments is attached. The results of our work will be documented in a final report designed to meet client needs. The report will contain appropriate graphics and explanations of our principal findings, conclusions, and recommendations. MEETINGS Five meetings are planned during the course of the evaluation to keep the client informed of our progress and findings. These meetings include the following: ♦ Start -Up Meeting will be held at the beginning of the engagement to finalize research objectives and obtain client - provided information. ♦ Meeting with Businesses to discuss study and solicit participation in customer survey. ♦ Progress Meeting will be held with the client to discuss preliminary results of the market analysis, customer survey, and retail sales potential. ♦ Report Meeting will be held to present results of our work and recommendations with the client. This meeting will cover all aspects of the research program. ♦ Public Meeting will be held to present the results and recommendations of our report to the businesses in Andover's retail areas and the public at large. Mr. Dave Carlberg November 4, 2011 Page 4 The budget provides for five meetings as described above. Additional meetings will be billed at our normal hourly rates plus expenses. SCHEDULE The market research tasks described in this proposal can be completed within a four -month period following receipt of signed engagement letter and retainer. QUALIFICATIONS AND EXPERIENCE McComb Group, Ltd. is a full - service retail and real estate consulting firm specializing in market research and financial feasibility. The firm has extensive experience in the retail industry and has conducted market research for retail stores and shopping centers of all types including regional malls, community centers, and specialty centers. McComb Group, Ltd. has a team that is qualified to conduct the research described in this proposal. McComb Group's professional staff associated with this engagement includes the following: ♦ James B. McComb, President, founded the predecessor of McComb Group in 1974 following six years as a member of the corporate staff with Dayton Hudson Corporation. His experiences at Dayton Hudson and daily association with merchants and shopping center developers provided the impetus for McComb Group's approach to shopping center and retail market research and financial feasibility, which includes strong elements of design and merchandise sensitivities. The firm's approach to shopping center research and marketing has undergone continuous development and refinement over the past 37 years. ♦ Linda Oie, Senior Associate, has 23 years experience conducting market, demographic, and consumer research. Ms. Oie manages the firm's geographic information systems (GIS) and demographic databases using a variety of computer platforms and proprietary software. Prior to joining McComb Group, Ms. Oie was employed as Marketplace Information Manager at SuperValu, Inc. Her responsibilities included conducting strategic consumer- based analysis of existing and prospective supermarkets, profiling SuperValu customers, and delineating trade areas for existing and proposed stores. ♦ Susan Nache, Consultant, has 12 years of experience and performs market research, demographic analysis, and consumer research tasks. Ms. Nache conducts consumer research analysis and cross - tabulation on McComb Group's survey processing software; and utilizes McComb Group software programs for financial feasibility and statistical analysis. Mr. McComb will be responsible for managing and directing the overall research program and will participate directly in findings and conclusions. Individual work tasks will be assigned to personnel within the firm based on qualifications and experience. Mr. Dave Carlberg November 4, 2011 Page 5 BUDGET The budget for the work program and work products described in this proposal is shown below. Professional Services Budget Retail Evaluation $ 3,300 Competitive Shopping Areas 2,800 Merchant Interviews 1,800 Residential Growth Trends 1,800 Customer Survey 3,000 Trade Area Analysis 2,900 Retail Sales Trends 1,400 Retail Development Potential 4,200 Report Preparation 1,100 Meetings 4,100 Total Professional Services $ 26,400 Expenses (Estimated Mileage $ 150 Demographics 450 Computer & Software 800 Report Production 1,500 Reproduction 400 Geocoding 250 Total Expenses S 3 TOTAL BUDGET The professional fees for the services outlined in this proposal total $26,400 and will be performed at a price not -to- exceed that amount. Expenses, estimated at $3,350, are to be reimbursed based on actual cost. The budget is based on the amount of time required to perform the work tasks and our normal hourly billing rates of $275 for principals, $200 -$275 for executive associates, $150 for senior associates, $125 for associates, and $75 -$100 for consultants. Company policy requires a retainer of approximately one -half the estimated budget for the project or $14,500. The retainer will be applied to the final invoice as a credit for billing of professional services and expenses. Invoices for professional services and expenses will be rendered at mid -month and month -end as our work progresses. Standard billing terms are net ten days. A finance charge of 1.5 percent will be charged on all unpaid balances outstanding more than 30 days. Mr. Dave Carlberg November 4, 2011 Page 6 REPORT PURPOSE This proposal was prepared with the understanding that the results of our work will be used by the client to determine the future demand for commercial land in Andover. Our report will be prepared for that purpose and will be subject to the following qualifications: ♦ Our analysis will not ascertain the legal and regulatory requirements applicable to this project, including zoning, other state, and local government regulations, permits, and licenses. No effort will be made to determine the possible effect on the proposed project of present or future federal, state, or local legislation, or any environmental or ecological matters. ♦ Our report and analysis will be based on estimates, assumptions and other information developed from research of the market, knowledge of the industry and discussions with the client. Some assumptions inevitably will not materialize and unanticipated events and circumstances may occur; therefore, actual results achieved will vary from the analysis. ♦ Our analysis will not evaluate management's effectiveness or be responsible for future marketing efforts and other management actions upon which actual results are dependent. ♦ Our report will be intended solely for the purpose described above and should not be used for any other purpose without our prior written permission. Permission for other use of the report will be granted only upon meeting company standards for the proposed use. These qualifications will be included in our final report. If the report is used for purposes other than specified above, we reserve the right to review the materials for proper use of our work. To indicate acceptance of the proposal, please sign a copy of the proposal and return it to us together with your check for the retainer as authorization to proceed with this engagement. We appreciate the opportunity to submit this proposal and look forward to hearing from you soon. If you have any questions concerning the proposal, please call me at (612) 339 -7000. Accepted By: Company: Title: Date: James B. President McComb Group, Ltd. RETAIL STORES AND SERVICES CONTAINED IN PROPRIETARY SALES POTENTIAL SOFTWARE SHOPPING GOODS General Merchandise Discount stores Department stores Other general merchandise stores Warehouse clubs & supercenters Variety stores Miscellaneous general merchandise Apparel & Accessories Clothing Stores Mens and boys Womens clothing Children's & infant Family clothing Clothing accessories stores Other clothing stores Shoe Stores Men's Women's Children's & infant Family shoe stores Athletic footwear Furniture & Home Furnishings Furniture Floor coverings Window treatment stores All other home furnishings stores Electronics & Appliances Stores Household appliance stores Radio, tv & electronics stores Computers & Software Other Shopping Goods Sporting goods General Line Sporting Gds. Specialty Line Sporting Gds. Book stores - general Specialty book stores News dealers Office supplies & stationery stores Stationery Stores and Office Supply Musical Instrument & Supplies Jewelry stores Hobby, toy & game Camera & photographic supply Gift, novelty & souvenirs Luggage & leather goods Sewing, needlework & piece goods Pet stores Art dealers Optical goods stores Pre - Recorded Tapes, Compact Discs Cosmetics, beauty supplies & perfume All other health & personal care CONVENIENCE GOODS Food Stores Grocery stores Supermarkets Convenience food Specialty food stores Meat Markets Fish & Seafood Markets Fruit & Vegetable Markets Other Specialty Food Stores Baked Goods Confectionery and Nut Stores All Other Specialty Food Stores Other Convenience Goods Drug & proprietary stores Hardware Liquor Florist Food/health supplement stores Food Service & Drinking Places Food Service Full- service restaurants Limited service restaurants Cafeterias Ice Cream & Soft Serve Frozen Yogurt Doughnut Shops Bagel Shops Coffee Shops Cookie Shops Other Snack Shops Specialized food places Drinking places Gasoline Svs Stations /Conv. Gas /Convenience food stores Other Gas Stations & Truck Stops OTHER RETAIL STORES Building Materials & Garden Supplies Home centers Paint, glass & wallpaper Other building materials Outdoor power equipment Retail nurseries, lawn & garden Used Merchandise Stores Motor Vehicles & Parts Dealers Automotive dealers New and used car dealers Used car dealers Misc. motor vehicle dealers Boat dealers Recreational vehicle dealers Motorcycle dealers All other automotive dealers Auto parts, accessories & tires Auto parts & accessories stores Tire dealers RETAIL STORES AND SERVICES CONTAINED IN PROPRIETARY SALES POTENTIAL SOFTWARE SERVICES Personal Care Services Barber shops Beauty shops Nail salons Diet & weight reducing services Other personal care services Drycleaning and Laundry Services Coin - operated laundries & drycleaners Drycleaning & laundry services (except coin -op.) Other Personal Services Child Day Care Services Funeral Homes & Funeral Services Photographic Studios Veterinarian Services Pet Care Other personal services Rental and Leasing Formalwear and costume rental Video tape and disc rental Home health equipment rental Recreation Bowling centers Physical fitness facilities Golf Courses and Country Clubs Professional Offices Offices of real estate agents & brokers Insurance agencies Offices of lawyers Tar preparation Interior design Automotive Repair and Maintenance General automotive repair Automotive exhaust system repair Automotive transmission repair Carburetor repair shops Brake, front end & wheel alignment Paint or body repair shops Automotive glass replacement Automotive oil change & lubrication shops Carwashes Household Goods Repair Home & garden equipment repair Appliance repair Reupholstery & furniture repair Footwear and leather goods repair Watch, clock and jewelry repair Garment repair and alteration services Computer office machine repair HEALTH CARE Offices of physicians (except mental health specialists) Offices of physicians, mental health specialists Offices of dentists Offices of chiropractors Offices of optometrists Offices of mental health practitioners (except physicians) Speech therapist & audiologists Physical & occupational therapists Offices of podiatrists Offices of all other misc. health practitioners Outpatient care centers Mental health & substance abuse Kidney dialysis centers All other outpatient care centers Home health care services 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW. CI. ANDOVER. MN.US TO: President and Commissioners Jim Dickinson, Executive Director FROM: David L. Carlberg, Community Development Director SUBJECT: Senior Housing Project — Grey Oaks DATE: December 20, 2011 INTRODUCTION The EDA is requested to discuss a proposed senior housing project in the Grey Oaks area. DISCUSSION The City has been contacted by a developer interested in pursuing a senior housing project in the Grey Oaks area (see attached project description). The developer has inquired on the City's interest in providing financial assistance through Tax Increment Financing. This would be similar to the Farmstead Project (TIF District 1 -3) done in 1997 by Presbyterian Homes. ACTION REQUESTED Discuss proposed project and provide direction to staff. Respectfully submitted, David L. Carlberg PROPOSED ASSISTED LIVING ANDOVER, MN DESCRIPTION OF IMPROVEMENTS The proposed project is designed to be a single phase development, offering independent, assisted and memory care senior living apartments, consisting of 70 units situated on 3.00 acres of land. The building is designed as a three -story, "X '- shaped design with one hydraulic elevator. The building will be a wood framed structure with a pitch roof and asphalt shingles. The exterior is finished with horizontal lap siding, decorative, shake shingle siding and a cultured stone wainscoting. All units will be heated with a hot water, base board heat system, with individual controls. Cooling for each unit is provided via sleeve type (thru wall) air conditioners with remote control devices. The common areas of the building will be heated and cooled by individual gas- forced air furnaces and air conditioning systems. In addition to the generously landscaped outdoor area, the facility offers an inviting community /activity room. A welcoming library/media center offers residents an area to relax and socialize. A salon and a coffee shop are also available for residents as well as two dining room areas to select from for daily meals. The property will have secure access entry as well as generous exterior lighting for added security. Each apartment style unit in the independent and assisted living areas is equipped with a full kitchen appliance package, ample closet space and washers & dryers. Each apartment in these areas also offers two separate locking cabinets — one for staff to use in the administration of medications and one for the residents' personal use. Additionally, residents who choose to do so, can wear a pendent style alert device allowing staff to maintain contact with the resident. ASSISTED LIVING APARTMENTS XXXX 155TH LANE NW ANDOVER, MN Building Description 70 unit, three story `elevator' building, 8 tuck -under parking stalls, 49 surface parking spaces, single phase development, porch, various offices for staff, laundry, facilities, wood framed construction, fire sprinkled, resident call center. Gross Building Area: approx.74,569 square feet Unit Mix 14 studio memory care units 42 one bedroom assisted living units 6 one bedroom independent care units 7 two bedroom assisted living units 2 two bedroom independent care units Site Area 130,680 sq. ft. approximately 3.00 acres +/- Legal Description XXXX 155 Lane NW/Lots 1 & 2, Block 1, Grey Oaks, Andover, Anoka County, Minnesota Density /Lot Coverage 23 units per acre /1,867 sq. ft. per unit net Amenities; Community Room and Wellnes Facility Security lighting and controlled building access Storage spaces available for residents Site staffed 24 hours a day Coffee Shop Private dining room Salon Commercial grade spa available Laundry facilities in congregate and assisted living units Independently controlled thermostats in each unit Hydro- therapy spa Library/Media center Facility owned van for transportation Social programming Developed by Trident Development, LLC and Tealwood Management General Contractor Lyon Contracting and Development, Inc Operations Management Tealwood Management, LLC .:t r>a ■ ■'�' 1SEE ■■ NCR' FYFE' 3! 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US TO: President and Commissioners FROM: Jim Dickinson, Executive Director SUBJECT: Discuss /Approve 2012 EDA Budget DATE: December 20, 2011 INTRODUCTION The EDA is requested to receive a brief presentation on the proposed 2012 Special Revenue Fund budget. DISCUSSION The Executive Director will use the attached documents as the basis for the 2011 EDA Budget presentation and to facilitate discussion: 1. EDA Special Revenue Fund Statement of Revenues, Expenditures and Changes in Fund Balance 2. EDA Special Revenue Fund Budget Worksheet for 2011 3. EDA Budget Detail Worksheets ACTION REQUESTED a presentation, discuss and adopt the proposed 2012 EDA Special Revenue Fund budget. submitted, 4) V _R M � W V C 7 LL � • d LL . O c s V LL R d Q E C O m 7 d d X V � ^ � Q / i L LU L W O 7 c C 0 > LL! N O i+ m CD O 00 M O co co (O (O 00 O 00 O 00 ' O Ln Ln O ti 00 r T O O r T O O O O 0 M N r N o ti O O O co O (O 0 T r o T F- O N N N N co I M 0 N O O LO 1- O O O co V 0 ' � O N �� O !r r T O M v N CD Im T � t� M r (O N O O � N O 0 N O O LO 1- N N Il. 00 ' 01 co � MM LO N ' O O N O er r N O M v N CD Im T � t� M r (O N O O � N O It :) - m 0 0 0 0 N O O LO 1- N N Il. 00 ' 01 O) 00 (O d' OD y O N d V L N O r N � d d O t O L N m U_ d N m d @ @ d p C N N Vl O C d > 2 3 C @ R m d � . cD E p rn > @ a_ c > m @ (D cn U 0 L d C l6 @ LL w U >( LU O d CL H H It :) - m 0 0 0 0 N O O LO 1- N N Il. 00 ' 01 O) 00 (O d' OD O) r I r O N 00 O r O r O CU O r— Ln r O d' N LO OD O r N 00 M d O O) O r CO r CO N 00 O O O (O O O LO It N ti 00 N 00 00 'i O r 00 r r LO CO r Lo O N r- LO O Lo O ' O N r r co T N N N M V' N T I r co 0) co O O N � F!4 O O T co LO M N tl' E9 a0 O T T N O N r N eF M O N co C C T N d N T M � L d O L N m U N m @ V d d @ @ 3 d C d a CD C: (n U@ Q H 3 0 C m >( LU d CL N @ U L w x W d c N U- d C Q L Q U d L Q @ @ a+ C W acna0U m O F- F LL CITY OF ANDOVER Budget Worksheet- 2012 EDA 2110 -46500 Account Actual Actual Actual Actual Actual Budget Estimate Requested Number Description 2006 2007 2008 2009 2010 2011 2011 2012 Charges for Services 54370 Tax Increment Administration F 155,250 162,553 173,096 181,416 199,403 165,400 190,000 175,000 Charges for Services 155,250 162,553 173,096 181,416 199,403 165,400 190,000 175,000 Investment Income 56910 Interest Earned 6,635 8,174 14,670 7,959 8,223 6,000 5,000 5,000 56920 Valuation Adjustment (1,374) 4,016 (1,283) 1,527 1,077 Investment Income 5,261 12,190 13,387 9,486 9,300 6,000 5,000 5,000 Miscellaneous Revenue 58100 Refunds & Reimbursements 14,770 11,253 1,693 2,487 547 34,071 Miscellaneous Revenue 14,770 11,253 1,693 2,487 547 34,071 Total Revenues 175,281 185,996 188,176 193,389 209,250 171,400 229,071 180,000 Salaries & Benefits 60110 Salaries - Regular 40,654 49,752 65,603 67,735 79,025 - - - 60140 Salaries - Council /Commissio 980 535 598 326 532 - - - 60210 FICA 2,448 2,829 3,691 3,849 4,489 - - - 60220 Medicare 582 689 901 924 1,063 - - - 60310 Health Insurance 2,833 3,516 3,839 6,074 8,948 - - - 60320 Dental Insurance 179 201 260 248 326 - - - 60330 Life Insurance 11 13 15 15 12 - - - 60340 Long -Tenn Disability 108 127 169 172 189 - - - 60410 PERA 2,478 3,063 4,220 4,523 5,458 - - - 60420 Nationwide Retirement - - 515 514 514 - - - 60990 Inter -City Labor Allocation 102,468 102,468 99,229 Salaries& Benefits 50,273 60,725 79,811 84,380 100,556 102,468 102,468 99,229 Departmental 61005 Supplies - General 62 493 802 1,021 546 2,000 2,000 2,000 61105 R & M Supplies - General - - - - 1,202 - - - 61130 R & M Supplies - Landscape 13,226 11,226 4,093 - 1,924 10,000 10,000 10,000 61310 Meals / Lodging 396 - - - - 700 700 700 61315 Continuing Education 250 250 100 - 200 1,500 1,500 1,500 61320 Annual Dues /Licenses 450 14,630 750 765 915 800 800 800 61405 Postage 585 784 319 1,061 506 1,000 1,000 1,000 61410 Transportation /Mileage 1,221 1,205 1,839 1,943 1,800 2,200 2,200 2,200 Departmental 16,190 28,588 7,903 4,790 7,093 18,200 18,200 18,200 Operating 62005 Electric - - - 7,134 5,172 8,000 8,000 8,000 62100 Insurance 2,641 2,239 2,190 2,537 4,738 5,250 5,250 5,250 62200 Rentals 639 - - - 2,563 - - - 62210 Computer Services 1,500 1,500 1,545 1,600 1,600 1,600 1,600 1,600 Operating 4,780 3,739 3,735 11,271 14,073 14,850 14,850 14,850 Professional Services 63005 Professional Services 2,223 1,965 1,550 5,656 3,464 5,200 5,200 5,200 63010 Contractual Services 2,000 17,236 12,533 14,244 17,046 79,000 53,871 67,000 63015 Attorney 91 - 619 1,810 - 2,000 2,000 2,000 63025 Publishing 733 947 816 25 988 2,500 2,500 2,500 63100 R & M Labor - General 6,006 3,282 1,950 - - - - - 63200 Inspections 522 156 23 35 24 Professional Services 11,575 23,586 17,491 21,770 21,522 88,700 63,571 76,700 Capital Outlay 65200 Buildings - - - - - - 34,882 - 65300 Improvements 25,129 Capital Outlay 60,011 Total Expenditures 82,818 116,638 108,940 122,211 143,244 224,218 259,100 208,979 Net Increase (Decrease) in FB 92,463 69 79,236 71,178 66,006 (52,818) (30,029) (28,979) Fund Balance Beginning 88,595 181,058 250,416 329,652 400,830 466,836 466,836 436,807 Ending 181,058 250,416 329,652 400,830 466,836 414,018 436,807 407,828 3 - 1211412011 City of Andover Budget Detail for all Object Codes (List each expense account individually with specific cost detail) Department / Cost Center: Economic Development - 2110 Object Code Explanation Amount Requested Total 2012 Request Priority 1 through 5 1 -high : 5 -low 2011 Budget 2012 Adjustment 61005 SUPPLIES - GENERAL 2,000 2,000 paper /promotions supplies 0 0 0 0 Total 2,000 0 2,000 61130 R & M SUPPLIES - LANDSCAPE 0 0 median expenditures 10,000 10,000 0 0 Total 10,000 0 10,000 61310 MEALS / LODGING 700 700 Special events participation - Staff /Commission 0 0 0 0 Total 700 0 700 61315 CONTINUING EDUCATION 1,500 1,500 Training opportunities - Staff /Commission 0 0 0 0 Total 1,500 0 1,500 61320 ANNUAL DUES / LICENSES 800 800 Chamber of Commerce Dues 0 0 -Anoka Area & Metro North 0 0 0 0 Total 800 0 800 61405 POSTAGE 1,000 1,000 Newsletter Publication & Mailings 0 0 0 0 Total 1,000 0 1,000 61410 TRANSPORTATION / PARKING 2,200 2,200 Staff/Commision Travel 0 0 Executive Director % allocation 0 0 0 0 Total 2,200 0 2,200 62005 ELECTRIC 8,000 8,000 Andover Station Area Street Light Cost Sharing 0 0 0 0 Total 8,000 0 8,000 62100 INSURANCE 5,250 5,250 Risk ManagemenULMCIT Premiums 0 0 0 0 Total 5,250 0 5,250 62210 COMPUTER SERVICES 1,600 1,600 Central systems - Server /email /imaging /etc. 0 0 0 0 Page I of 2 L] City of Andover Budget Detail for all Object Codes (List each expense account individually with specific cost detail) Department f Cost Center: Economic Development - 2110 Object Code Explanation Amount Requested Total 2012 Request Priority 1 through 5 1-high : 5 -low 2011 Budget 2012 Adjustment Total 1,600 0 1,600 63005 PROFESSIONAL SERVICES 3,500 3,500 Audit and Financial Services 1,700 1,700 0 0 Total 5,200 0 5,200 63010 CONTRACTUAL SERVICES 1,000 1,000 Landscaping @ Andover Station - assoc membership 2,000 2,000 Maintenance - Andover Station Area 20,000 20,000 Retail Market Analysis contribution 16,000 16,000 Three Community Monument Entrance Signs 40,000 (12,000) 28,000 Total 79,000 (12,000) 67,000 63015 ATTORNEY 2,000 2,000 0 0 0 0 Total 2,000 0 2,000 63025 PUBLISHING 2,500 2,500 Tax Increment Reporting 0 0 0 0 Total 2,500 0 2,500 Grand Total for all Expenditures 1 $121,750 ($12,000) $109,750 Page 2 of 2 S_ - C I T Y O F ,ND OVE: 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 Jim Dickinson, Executive Director FROM: David L. Carlberg, Community Development Director SUBJECT: EDA Activity - Project Status Report DATE: December 20, 2011 This memo provides a brief update of all EDA activities. Further details will be provided at the meeting. 2011 Special EDA Events — "Music at Andover Station Tonight" - To date there has not been any association meetings scheduled to discuss this event with Andover Station businesses. Staff has made contact with the promotional event group (OnCue Corporate Events Management, LLC) of the Festival Foods area to discuss ideas for EDA collaboration with upcoming events sponsored by the association. Staff will continue to explore ideas and ways to collaborate preferably something in the summer months to take advantage of favorable weather conditions for outdoor events. 2012 Business Appreciation Day — The date has been set for Wednesday, June 13, 2012 at "The Refuge ". Andover Station Service Road Concept — Staff did finally make contact with an association board representative who indicated that a discussion of this concept was not necessary before the board and that the association does not support promoting access through the site (between Martin Street and Jay Street south of Tanners and the Andover Cinema). Follow -up letter was sent ratifying the position of the association. Andover Station Area Medians — No update until spring 2012. Andover Station North — Available sites are actively being marketed. www.MetroMSP.org and City Website — Staff continues to monitor the EDA's land sales information on the MetroMSP website sponsored by Anoka County. We have also shown information on other commercial and industrial lands that are for sale in Andover on both the www.metromsp.org and in the past on the city planning department's website. Staff has updated the city's website to include and economic development department to provide prospective businesses easier access to available commercial /industrial properties as most parties interested look for an economic development section of a city's website if they are inquiring about available properties/buildings. Potential Restaurants — Staff has submitted site and demographic information to six potential restaurants in November. There appears to be two issues facing Andover in attracting sit down restaurants. The first is not enough daytime traffic and the second being not enough square footage of retail space to support a restaurant. RedeveloVment —Staff is monitoring the area for potential acquisitions as they become available. Closing on 2600 138 Avenue NW occurred on October 26, 2011. Environmental testing is complete. Building has been evaluated to determine if it is structurally substandard. Report has been received declaring the building as structurally substandard. Staff also continues to pursue the use of Community Development Block Grant Funds (CDBG) to install municipal water service in the area of 140 Lane NW. Surveys have been received from owners /residents on family income qualifications. Staff is waiting for HUD determination on income qualifications of the residents in the area. Parkside at Andover Station Negotiations — City acquired the property on December 9, 2011. ACTION REQUESTED Receive a presentation from staff and provide direction. Respectfully submitted, David L. Carlberg 2 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US TO: President and Commissioners FROM: Jim Dickinson, Executive Director SUBJECT: TIF District Cash Flow Update— November 2011 DATE: December 20, 2011 INTRODUCTION The EDA is requested to receive the monthly Tax Increment Financing (TIF) District Cash Flow update. DISCUSSION The Executive Director will use the attached TIF Cash Flow Analysis as the basis for the TIF District financial update and to facilitate discussion. ACTION REQUESTED Receive a presentation and provide direction to staff. O N N I R V d L O LL r r 0 N L O m O O aD OJ M M M r 0 c W ( V 7 U m r O N r O m y EL U O M M F LL U O i � O � O a 4 rn LL y N ,p y ~ U ui U O 0 m V a y m an @ a 06 z N 17 Z �. r LL m (6 to m O LL Z F r j 0 0 0J i i i m O C LL m r a W Y N 0 U LL O m U U Q� r O tj x N . . . . . 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