HomeMy WebLinkAboutCC WORKSESSION 12062001 Meeting Sheet
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Box: 29
Folder: CC PACKETS 2001-2004
Document: CC WORKSESSION 12062001
CITY OF ST. ANTHONY
COUNCIL WORK SESSION
Thursday, December 6, 2001
12 Noon
1. CALL TO ORDER.
2. ROLL CALL.
3. REVIEW REDEVELOPMENT OPTIONS FOR
APACHE PLAZA AND STONEHOUSE AREAS.
4. REVIEW COUNCIL APPOINTMENT FOR 2002.
5. SET DATE FOR GOAL SETTING.
6. ADJOURNMENT.
BOX LUNCHES WILL BE PROVIDED AT NOON.
MEMORANDUM
DATE: December 3, 2001
TO: Michael Mornson, City Manager
FROM: Connie Kroeplin, City Clerk
SUBJECT: COUNCILMEMBERS' PARTICIPATION IN OUTSIDE ORGANIZATIONS
FOR 2001
Mayor: Northwest Suburban Cable Commission
Northwest youth& Family Services
Sister City
Thuesen: Community Services Advisory Council
Friends of the Library
Planning Commission Liaison
Horst: Chamber of Commerce
VillageFest
Association of Metropolitan Municipalities
Sparks: League of Minnesota Cities
ACTION
Middle Mississippi Watershed District
St. Anthony Orchestra
Community Prevention Coalition
Kiwanis
Hodson: Alternate to Cable Commission
Community Prevention Coalition
Parks Commission Liaison
INFORMATION FOR
AGENDA ITEM#5 - GOAL SETTING
Issues to consider:
• Hire a facilitator: Jim Prosser, estimated cost, $2,500
• Decide date: Suggested dates (Do we need 2 days?):
-Thursday, January 10
-Friday, January 11
-Thursday, January 17
- Friday, January 18
-Thursday, January 24
- Friday, January 25
TENTATIVE GOAL SETTING AGENDA
1. Review goals from 2001.
2. Review core values.
3. Review mission.
4. Review key action areas.
5. Begin identifying goals for 2002 - 2003.
6. Discuss Community Center project.
7. Discuss code enforcement.
8. Discuss budget calendar for 2003.
19. Discuss Council Work Session arrangements for 2002.
DAHLGREN
SHARDLDW
ANDUBAN
INCORPORATBD
Memo
To: Jim Prosser Date: December 3, 2001
Re: Summary Comments Related to Prospective Development Teams
GENERAL COMMENTS, OVERVIEW
First, I think that it important to note that there was some intended informality in the
nature of the process that we took these folks through. There were also some significant
differences in the amount of time available to some participants,to pull their proposals
together. Therefore, I don't think that we are in a position(based solely upon this step in
the process)to make a true"apples to apples"comparison between these developers.
Second,there were some obvious style differences in the response that the various teams
demonstrated. It is important to look beyond some of that to the extent possible.
Generally speaking, I am very pleased by the number of very strong candidate teams.
Since they were instructed not to spend a great deal of time and money,on design at this
point, I will limit my comments to the information presented and my knowledge and
experience with these groups.
SUMMARY OF LAND USE/PLANNING ISSUES BY DEVELOPMENT TEAM
1. A Plus Real Estate
This group presented an alternative approach to the approved concept plan. They had not
really studied the site, nor were they prepared to address any of the site design issues, or
relationships with surrounding properties. From a land use planning and urban design
perspective,this group is a complete unknown at this point.
2. Centex Multi-Family Communities
This group endorsed the plan completely and said that they would follow it if the money
was available to address the gap issues. They also offered ideas of ways in which deal
From the Desk of....
John W. Shardlow • President • 300 1"Ave.N. ° Suite 210 • Minneapolis.,MN 55401
612-339-3300 0 fax-612-337-5601
with the financial gap. They brought a talented and experienced team to the project.
They demonstrated substantial urban design experience and great sensitivity.
Of all of the candidate teams,they clearly have identified the development and
management of"urban villages"as a market focus and they have the will and resources
to see that objective through to completion. They are clearly one of the top contenders.
3. La Nel Financial Groun
This group is clearly focused on the senior housing component. They would conform to
design themes and standards established by the master developer or city. Some of their
existing product is of a more suburban style than the concept plan would indicate, but
again, I am confident that they could conform to a broader design framework.
4. Onus
This group is clearly another top contender. They have obviously made a significant
commitment to urban housing styles and they see redevelopment as an important market
niche for the future. Excellent urban design and planning skills were evident both in their
proposal and references to past and current projects.
5. Pratt-Ordway LLC
The team architect showed a number of very positive examples of urban housing projects.
Pratt has an extensive track record in delivering townhouse communities to market
successfully and could perform well in the project. They missed the mark on the office
and commercial component of the development. Their idea of single story, office
buildings that appear residential in character, is not appropriate in this project.
6. Sherman Associates, Inc.
This team demonstrated excellent design capability. Current and recent examples of
work demonstrate excellent urban design and market savvy. They are also among the top
candidates for this project.
7. Told
They demonstrated the results of their learning experience in St. Louis Park. Their
architects showed great building ideas for the multiple products, with the"mansion style"
presenting an image that would go a long way toward alleviating community concerns.
They clearly understand the context and the challenges and should be considered among
the top contenders for the development.
From the Desk of....
John W.Shardlow • President • 300 1 u Ave.N. • Suite 210 • Minneapolis.,MN 55401
612-339-3300 0 fax-612-337-5601
O To: Mike Mornson, City Manager ,y E H L E R S
From: Jim Prosser a ASSOCIATES INC
W Mark Ruff
Subject: Northwest Quadrant Proposals
Date: December 3, 2001
Provided is an summary analysis of proposals received for the Northwest Quadrant redevelopment area. All"of the
proposals are flexible in design and density. Changes in design and density will affect TIF projections and land sale
proceeds. Changes can also occur during the pre-development agreement phase. Discussions with developers indicate
flexibility in this area. This underscores the fact that the city is selecting a developer at this point and not a
development. Land use and planning ratings have been provided based on the following criteria:
4 = Concept appears to meet or exceed expected planning guidelines.
3 = Concept meets major components of planning requirements. Some revisions to concept would be
required.
2 = Major changes in concept required to meet planning guidelines.
1 = Concept is generally inconsistent with planning guidelines.
It should be noted that analysis of developer experience and capability are subjective assessments of expected
requirements for this type of development only and do not relate to developer capability generally. The analysis is based
on discussions with individuals familiar with development products.
TIF Projections/
Land Sale Land Use/
Proceeds Planning
Development Project Description Total Developer Experience Financial Capability Issues
Plus Real Conversion of the Apache Not available. Developer(Bridgecreek has experience with similar Analysis not complete.
Estate Mall to a "Asian Village". developments on West Coast generally smaller in size.
To include a variety of Developments appear to be creative and well designed
Asian specialty shops, re-use of enclosed centers.
banquet and restaurants as Related experience includes Little Saigon in
well as general tenants. Westminster, CA;
Concept flexible to
reduced size to
accommodate housing
development on balance of
site. Developer sees site as
regional draw to full
market and special event
center.
Centex Multi- 148 urban town-homes $22,053,075 National residential (single and multi-family) Corporate finance for
Family (250+k) $18,652,500 developer. projects. Excellent access
Communities 257 manor town-homes $40,705,575 Highly qualified development team including land use to capital. Proven ability
(157.5+k) attorneys, environmental engineers and attorneys, to finance large complex
300 live/work units finance specialists, architects, engineers and planners. projects. New to mixed
185 senior rental Experience with large scale, complex developments. use. Flexible use of
apartment (115K) New to mixed use redevelopment. Successful efforts financing tools.
240 market apartments with a complex mixed use development in St. Paul. Highly likely to be able to
(115k) Number 3 residential builder in MSP market. finance project.
Related experience includes Upper Landing in St.
Paul(Shepard Road& Chestnut)
Page 2
TIF Projections/
Land Sale Land Use/
Proceeds Planning
Development Project Description Total Developer Experience Financial Capability Issues
LA Nel 32 rental villas (112.5K) $1,887,459 Senior housing specialists. Strong presence in MSP Specialize in senior
Financial 120 senior rentals (94K) $1,260.000 market. housing finance.
Group 100 market rental (98.5) $3,147,459 No direct development experience with mixed use. Good access to capital
Partnered in mixed use development. (partnerships). Well
Good design and very strong management capacity. established credit lines..
ESG architects have extensive experience in urban Highly likely to be able to
mixed use including Richfield, Minneapolis. finance limited project as _
Would be good partner for other developers without outlined.
senior experience.
Related experience includes Autumn Woods in SAV,
Arbors in White Bear Lake,Pines in Richfield)
OPUS 71,400 s.f. retail $14,082,156 National commercial (office and retail) developer. Corporate (family) finance
36,000 s.f. office $10,393,800 Recently started residential and mixed use for projects. Lead lender
160 owner townhomes $24,475,956 development. is US Bank. Excellent
(170k) All in one development team. Bob Close to provide access to capital. Proven
264 owner condos (170k) land planning. Jim Holmes tax increment consultant. ability to finance large,
265 rental apartments Experience with large scale, complex projects. complex and mixed use
(102.5k) Related experience includes Grandview Square in projects. Frequently
Edina (office, residential and public library/senior brings in residential
activity center), Best Buy Campus in Richfield(1.5 partner.
million s.f. office),Arbor Lakes in Maple Grove Highly likely to be able to
(retail, office, residential and civic). finance project.
Page 3
TIF Projections/
Land Sale Land Use/
Proceeds Planning
Development Project Description Total Developer Experience Financial Capability Issues
Pratt-Ordway 47,600 s.f.office $8,174,946 Extensive and positive single family experience. Good access to capital.
LLC 26,200 s.f. retail $8,964,600 Some smaller scale urban mixed use redevelopment Understands owner
54 owner town-homes $17,139,546 experience. financing. May need
(190k) Dominium has extensive experience with multi-family. partner on rental. Some
32 owner villas (220k) Some mixed reviews on property management. Pratt- experience with mixed use
110 owner senior co-ops Ordway open to other multi-family partners. financing.
(105k) BKV Group architects has extensive and positive Likely to be able to
150 senior rental experience with urban mixed use design including mance owner occupied
apartments (95k) Heritage Landing at 4`h Avenue and North I" Street in portion of residential.
150 market rental Mpls.
apartments (95k) Related experience includes Harbor Place Office
Village and Bridge Court in Shoreview, Heartland in
Stillwater, Mainstreet Village in New Brighton and
Willow Lake Office Park in Vadnais Heights.
Sherman 40,000 s.f. retail $14,047,428 Mixed use experience. Developments generally smaller Strong financial
Associates, 175 owner town-homes $5,250,000 scale. background.
Inc. (184k) $19,297,428 Consistently high marks in design, management, Good access to capital.
180 senior rental (100k) neighborhood coordination. Proven ability to fund
400 rental apartments Extensive experience in multi-family. much larger projects.
(130k) Will bring in commercial'partner. Very knowledgeable about
Strong design capability, flexible to meet local needs. housing/urban grants.
Experience in city and suburban settings. Likely to be able to
Very positive and consistent reputation in multifamily finance project. Ties to
property management. US Bank may improve
Very knowledgeable about market. financing capability.
Related experience includes The Shores in Shoreview
(Lexington and "D"),North Quandrant urban
Village in St. Paul(Jackson, E 7', Wacouta and E
10`x'St.),Nicollet Lake in Minneapolis.
Page 4
TIF Projections/
Land Sale Land Use/
Proceeds Planning
Development Project Description ,Total Developer Experience Financial Capability Issues
OLD Office 19,000 s.f. $11,907,560 Primarily commercial retail and office. Developing Strong financial
Retail 96,000 s.f $9,591,000 mixed use and residential expertise in St. Louis Park background.
75 owner town-homes $21,498,560 project. Good access to capital.
(175K) Very good to excellent comments on work in Maple Proven ability to secure
100 manor homes (70k) Grove, Richfield and St. Louis Park. Large financing for large retail
676 rental apartments entertainment retail development in Seattle. and office projects.
(74K) Good attention to design. Relatively new to housing
Sensitive to community/neighborhood concerns financing.
Related experience: St. Louis Park, Excelsior and Likely to be able to
Grand, 625 rental and 35 owner housing units 77,000 mance project.
s uare feet retail and 125,000 square feet office.
* Estimated
NAMinnsota\St.Anthony\No thwest Quandrant\l 1.30 01_dmanalysis
Page 5
To: Mike Mornson, City Manager
E H LE RS
From: Jim Prosser ,-,N & ASSOCIATES INC
W Subject: Kenzie Terrace Proposals
Date: December 3, 2001`
Provided is an summary analysis of proposals received for the Kenzie Terrace redevelopment area. All of the
proposals are flexible in design and density. Changes in design and density will affect TIF projections and land sale
proceeds. Changes can also occur during the pre-development agreement phase. Discussions with developers
indicate flexibility in this area. This underscores the fact that the city is selecting a developer at this point and not
a development. Land use and planning ratings have been provided based on the following criteria:
4 = Concept appears to meet or exceed expected planning guidelines.
3 = Concept meets major components of planning requirements. Some revisions to concept would be
required.
2 = Major changes in concept required to meet planning guidelines.
1 = Concept is generally inconsistent with planning guidelines.
It should be noted that analysis of developer experience and capability are subjective assessments of expected
requirements for this type of development only and do not relate to developer capability generally. The analysis is
based on discussions with individuals familiar with development products.
TIF Projections/
Land Sale Land Use/
Proceeds Planning
Development Project Description Total Developer Experience Financial Capability Issues
Metro Plains Several design options $3.3 million Extensive experience in multi-family. Strong financial background. Two alternate plans presented.
including three story rental $3.8 million Moderate, but positive experience in mixed use. Will bring in Good access to capital. Good basic plan - includes
apartments and owner $7.1 million commercial partner. Proven ability to fund large urban design elements.
occupied town home Strong design capability, flexible to meet local needs.Partners residential projects. Links proposed use and design
housing. with ESG architects for design. ESG considered to be one of best Proven ability to finance to existing neighborhood.
20,000 square feet retail, in region. mixed use projects. Design appears flexible.
library and liquor store. Very positive and consistent reputation in multifamily property Good linkages between uses on
management. site.
Very knowledgeable about market.
Sensitive to community/neighborhood concerns.
Works well with existing businesses.
Strong redevelopment experience.
Related experience:Mound(under construction) 99 town-
homes/60,000 s f. retail Eaton Square (Wichita, KS) 115 units
housing and 30,000 s f. retail.
David Benard 80 Stack Urban Flats $4.5 million Extensive experience in for sale single family and townhome Strong financial background. Good basic plan. Product
(1400-1650 square feet, $2.0 million development. (Part of Rottlund Homes.) Good access to capital. designed for this market. Good
two underground parking $6.5 million Have partnered in many mixed use with very good results. Proven ability to fund large linkages between uses.
spaces per unit, $190,000 Strong design capability, flexible to meet local needs. residential projects.
to $260,000 per unit) Very knowledgeable about market. Have expanded product line
92 "New Urban" town- to fit "niche" redevelopment developments.
homes (1600 - 1800 Sensitive to community/neighborhood concerns.
square feet, 2 underground Limited redevelopment experience.
parking spaces per unit, Related experience: Golden Valley Wesley Commons NW
$160,0004220,000 per corner Waconia and Wisconsin (under construction),
unit). Minneapolis, Renaissance on the River, 4f'and East River and
22,000 square feet retail. Minnetonka West Ridge, Hopkins Crossroad and 394.
Page 2
TIF Projections/
Land Sale Land Use/
Proceeds Planning
Development Project Description Total Developer Experience Financial Capability Issues
OLD Four story (128 units) $1.9 million Primarily commercial retail and office. Developing mixed use . Strong financial background. Good basic plan..Less detail than
rental housing. $1.1 million and residential expertise in St. Louis Park project. Good access to capital. others.
21,000 retail. $3.0 million Very good to excellent comments on work in Maple Grove, Proven ability to secure
12,000 square feet library. Richfield and St. Louis Park. Large entertainment retail financing for large retail and
10,000 square feet day development in Seattle. office projects.
care center. Good attention to design. Relatively new to housing
Sensitive to community/neighborhood concerns. financing.
Related experience:St. Louis Park, Excelsior and Grand, 625
rental and 35 rental housing units 77,000 square feet retail and
125,000 s ware feet office.
* Estimated
N:\Minnsota\,St.Anthony\SouthwestkKenzie Terrace\dev.malysis 12.3.01
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