112111completeagenda CITY OF RICHFIELD, MINNESOTA
MONDAY, NOVEMBER 21, 2011
RICHFIELD MUNICIPAL CENTER
6700 PORTLAND AVENUE
SPECIAL HOUSING AND REDEVELOPMENT AUTHORITY WORKSESSION
BARTHOLOMEW CONFERENCE ROOM
6:30 P.M.
AGENDA
Call to order
Roll call
1. Discussion regarding LeMettry Auto Body interest in purchasing Candlewood Outlot
Notes:
Adjournment
*******************************************************************************************************
REGULAR HOUSING AND REDEVELOPMENT AUTHORITY MEETING
COUNCIL CHAMBERS
7:00 P.M.
AGENDA
Call to order
Roll call
1. Approval of minutes of Regular HRA Meeting of October 17, 2011
2. HRA approval of agenda
3. Consent Calendar contains several separate items which are acted upon by the HRA in
one motion. Once the Consent Calendar has been approved, the individual items and
recommended actions have also been approved. No further HRA action is necessary.
However, any HRA Commissioner may request that an item be removed from the
Consent Calendar and placed on the regular agenda for HRA discussion and action. All
items listed on the Consent Calendar are recommended for approval.
A. Consideration of approval of contract with All Metro Excavating, Inc. for demolition at
7544 Second Avenue and 7035 Fifth Avenue S.R. No. 51
B. Consideration of approval of transfer from Richfield Rediscovered Tax Increment
Financing District funds to Development Account to close Richfield Rediscovered
Funds S.R. No. 52
Notes:
4. Consideration of contract with Stantec Consulting Services to conduct Rental Housing
Inventory and Needs Assessment
Staff Report No. 53
Notes:
5. HRA discussion items
Notes:
6. Executive Director report
Notes:
7. Claims and payroll
Adjournment
Auxiliary aids for individuals with disabilities are available upon request. Requests must
be made at least 96 hours in advance to the City Clerk at 612-861-9738.
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HOUSING AND REDEVELOPMENT
RICHFIELD AUTHORITY MEETING MINUTES
Richfield, Minnesota
Regular Meeting
October 17, 2011
CALL TO ORDER
The meeting was called to order by Vice Chair Quam at 7:00 p.m.
ROLL CALL
HRA Members Sue Sandahl, Chair(arrived at 7:05 p.m.); Joan Helmberger, Debbie
Present: Goettel, and Steven Quam
HRA Members Doris Rubenstein
Absent:
Staff Present: Steven L. Devich, Executive Director; John Stark, Community
Development Director; Karen Barton, Assistant Community Development
Director; and Nancy Gibbs, City Clerk.
Item #1 APPROVAL OF MINUTES OF (1) REGULAR HRA MEETING OF SEPTEMBER 19,
2011
M/Goettel, S/Helmberger to approve the minutes of the Regular HRA Meeting of September
19, 2011.
Motion carried 3-0.
Item #2 HRA APPROVAL OF AGENDA
M/Goettel, S/Helmberger to approve the agenda.
Motion carried 3-0.
HRA Meeting -2- October 17,2011
Item #3 RECOGNITION OF OUTGOING HRA COMMISSIONER JOAN HELMBERGER
Commission Member Goettel presented Commission Member Helmberger with a plaque for
31 years of service to the Richfield Housing and Redevelopment Authority.
Item #4 CONSIDERATION OF REQUEST FOR SUBORDINATION OF HRA
TRANSFORMATION HOME LOAN AT 6813 QUEEN AVENUE (STAFF REPORT
NO. 45)
Assistant Community Development Director Barton presented Staff Report No. 45.
M/Goettel, S/Sandahl to approve request for subordination of HRA Transformation Home
Loan at 6813 Queen Avenue.
Motion carried 4-0.
Item #5 CONSIDERATION OF REQUEST FOR FORGIVENESS OF HRA DEFERRED
LOAN AT 7333 WENTWORTH AVENUE (STAFF REPORT NO. 46)
Assistant Community Development Director Barton presented Staff Report No. 46.
M/Goettel, S/Helmberger to approve request for forgiveness of HRA deferred loan at 7333
Wentworth Avenue.
Motion carried 4-0.
Item #6 CONSIDERATION OF RESOLUTION AUTHORIZING PURCHASE OF REAL
PROPERTY LOCATED AT 7544 SECOND AVENUE THROUGH RICHFIELD
REDISCOVERED PROGRAM (STAFF REPORT NO. 47)
Assistant Community Development Director Barton presented Staff Report No. 47.
M/Quam, S/Sandahl that the following resolution be adopted and that it be made part of
these minutes
HRA RESOLUTION NO. 1108
RESOLUTION AUTHORIZING PURCHASE OF REAL PROPERTY
LOCATED AT 7544 2nd AVENUE
Motion carried 4-0. This resolution appears as HRA Resolution No. 1108.
HRA Meeting -3- October 17,2011
Item #7 CONSIDERATION OF RESOLUTION AFFIRMING CITY COUNCIL'S CALL FOR
PUBLIC HEARING ON PROPOSED MODIFICATION TO REDEVELOPMENT PLAN
FOR RICHFIELD REDEVELOPMENT PROJECT AREA AND PROPOSED
ESTABLISHMENT OF PILLSBURY COMMONS TAX INCREMENT FINANCE
DISTRICT(STAFF REPORT NO. 48)
Community Development Director Stark presented Staff Report No. 48.
Commission Member Goettel asked staff to prepare a memo on what amenities these
apartments will include.
M/Sandahl, S/Goettel to affirm the City Council's call for public hearing on proposed
modification to redevelopment plan for Richfield Redevelopment Project Area and proposed
establishment of Pillsbury Commons Tax Increment Finance District.
Motion carried 4-0.
Item #8 CONSIDERATION OF CONTRACT FOR PRIVATE DEVELOPMENT WITH
LYNDALE GARDENS, LLC FOR REDEVELOPMENT OF FORMER LYNDALE
GARDEN CENTER PROPERTY(STAFF REPORT NO. 49)
Assistant Community Development Director Barton presented Staff Report No. 49.
Colleen Carey and Beth Pfeifer of The Cornerstone Group/Lyndale Gardens, LLC were
available for questions.
M/Sandahl, S/Helmberger to approve contract for private development with Lyndale
Gardens, LLC for redevelopment of former Lyndale Garden Center property.
Motion carried 4-0.
Item #9 CONSIDERATION OF RESOLUTION AMENDING LYNDALE GARDENS TAX
INCREMENT FINANCING PLAN (STAFF REPORT NO. 50)
Assistant Community Development Director Barton presented Staff Report No. 50.
Dennis Schuller, 7144 Garfield Avenue, stated he supports the projects, however, he has
concerns regarding the developer and the Kensington project.
Colleen Carey, representing The Cornerstone Group/Lyndale Gardens, LLC explained what
was happening with Kensington project.
Chair Sandahl stated the Kensington project has not cost the city any money.
HRA Meeting -4- October 17,2011
Commission Member Quam stated Tax Increment Financing (TIF) plans on Kensington
project is similar to other TIF plans in the city.
M/Sandahl, S/Quam that the following resolution be adopted and that it be made part of
these minutes
HRA RESOLUTION NO. 1109
RESOLUTION APPROVING MODIFICATION TO THE TAX INCREMENT FINANCING PLAN FOR
LYNDALE GARDENS TAX INCREMENT FINANCING DISTRICT
Motion carried 4-0. This resolution appears as HRA Resolution No. 1109.
Item #10 HRA DISCUSSION ITEMS
None.
Item #11 EXECUTIVE DIRECTOR REPORT
Executive Director Devich reported that Lyndale Plaza will be breaking ground for new
development on Wednesday, October 19, 2011 at 11:30 a.m.
Executive Director Devich also reminded everyone that during Commission Member
Helmberger's 31 years in the HRA she was part of the decision making for projects such as 66th and
Lyndale, Best Buy Campus and many, many more.
Item #12 CLAIMS AND PAYROLL
M/Goettel, S/Quam that the following claims and payrolls be approved:
U.S BANK 10/17/2011
Section 8 Checks: 121070-121171 $ 142,653.70
HRA Checks: 31305-31330 $ 69,781.35
TOTAL $ 212,435.05
Motion carried 4-0.
HRA Commissioner Goettel stated she would like to recognize HRA Commissioner
Helmberger at the next City Council meeting for her long term on the HRA.
ADJOURNMENT
The meeting was adjourned by unanimous consent at 7:54 p.m.
HRA Meeting -5- October 17,2011
Date Approved: November 21, 2011
Suzanne M. Sandahl
Chair
Nancy Gibbs Steven L. Devich
City Clerk Executive Director
AGENDA ITEM#: 3A
REPORT#: 51
STAFF REPORT
RICHFIELD
HOUSING AND REDEVELOPMENT
AUTHORITY MEETING
NOVEMBER 21, 2011
REPORT PREPARED BY: JULIE URBAN, HOUSING SPECIALIST
NAME,TITLE
REPORT PRESENTER: KAREN BARTON, ASSISTANT COMMUNITY
DEVELOPMENT DIRECTOR
NAME,TITLE
DEPARTMENT DIRECTOR REVIEW: /
SIG LURE
REVIEWED BY EXECUTIVE DIRECTOR: :'14
_„ j4‘
ITEM FOR HRA CONSIDERATION:
Consideration of a contract with All Metro Excavating, Inc. for demolition at 7544 2nd Avenue
and 7035 5th Avenue.
I. RECOMMENDED ACTION:
By Motion: Approve the attached Contract for Demolition with All
Metro Excavating, Inc. for demolition at 7544 2nd Avenue and 7035
5th Avenue.
II. BACKGROUND
In 2011 the Housing and Redevelopment Authority (HRA) acquired properties at
7544 2nd Avenue and 7035 5th Avenue. The HRA plans to demolish the existing
substandard structures and make the lots available for new home construction
through the Richfield Rediscovered Program.
HRA staff solicited bids for demolition of the houses and garages from eight
companies. Four companies responded to the request, submitting the following
estimates:
• All Metro Excavating, Inc. $19,774
• Semple Excavating & Trucking, Inc. $22,680
11212011 Demolition Contract.doc
• K.A. Kamish Excavation, Inc. $23,120
• Frattalone Companies $23,578
Staff recommends that the HRA approve a contract with All Metro Excavating, Inc.
(All Metro) for the demolition work to be completed by January 20, 2012.
III. BASIS OF RECOMMENDATION
A. POLICY
• The HRA has demonstrated success through its Richfield
Rediscovered Program in removing obsolete housing in poor condition
and developing new housing that meets the needs of today's
households.
• Historically, the HRA has demolished existing homes prior to selling the
properties.
B. CRITICAL TIMING ISSUES
• The houses are currently vacant. To reduce potential risks, holding
costs, and negative impacts to the surrounding neighborhood, the
houses should be demolished as soon as possible.
• Priority will be given to the removal of the structure at 7035 5th
Avenue. The house was damaged in a fire last year, and City
ordinance requires the structural deficiencies to be addressed within a
year's time.
• If the contract is approved, demolition will be completed by January
20, 2012.
C. FINANCIAL
• All Metro Excavating submitted the lowest bid at $19,774.
• There are funds available for the demolition in the 2011 budget.
D. LEGAL
• Legal counsel drafted the Contract for Demolition.
IV. ALTERNATIVE RECOMMENDATION(S)
• Do not approve the Contract for Demolition.
• Award the contract to another bidder.
V. ATTACHMENTS
• Contract for Demolition.
VI. PRINCIPAL PARTIES EXPECTED AT MEETING
• N/A
3A - k
CONTRACT FOR DEMOLITION
THIS CONTRACT is made and entered into this 21st day of November, 2011, by and
between All Metro Excavating, Inc. (the "Contractor") and the Housing and Redevelopment
Authority in and for the City of Richfield, State of Minnesota (the "Owner") (collectively,
the "Parties"), for the demolition of buildings on the properties located at 7544 2nd Avenue South
and 7035 5th Avenue South, Richfield, MN 55423.
RECITALS
WHEREAS, the Owner requires the demolition of buildings and other items at:
7544 2nd Avenue South, Richfield, MN 55423
7035 5th Avenue South, Richfield, MN 55423
(the "Work").
WHEREAS, the Owner has awarded the Work to the Contractor;
WHEREAS, the Contractor represents that it has the necessary personnel, experience,
competence, and legal right to perform the Work, and is ready, willing and able to do so;
NOW, THEREFORE, in consideration of the mutual obligations of the Parties hereto,
each of them does hereby covenant and agree as follows:
Section 1. Definitions
"Asbestos" means any material containing more than one percent asbestos, which is friable,
releasing asbestos fibers into the air, above current levels established by the United States
Occupational Safety and Health Administration.
"Contract" or "Agreement" means this agreement between the Owner and Contractor for the
performance of the Work, together with all exhibits, amendments, or modifications to the
Contract.
"Destructive Report" means a hazardous materials abatement inventory prepared to assist in
establishing the scope of the Work.
"Final Completion"means all items of the Work, "punch list items" and site work are completed
and Contractor is eligible for Final Payment.
"Hazardous Materials" means asbestos, PCBs, petroleum hazardous waste, radioactive material,
or any other hazardous materials or hazardous wastes within the meaning of City, State of
Minnesota, or Federal definitions of hazardous materials or hazardous waste.
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385039v2 JBD RC125-1
J - �
"Owner" means the Housing and Redevelopment Authority in and for the City of Richfield,
Minnesota.
"Property"means:
7544 2nd Avenue South, Richfield, MN 55423
7035 5th Avenue South, Richfield, MN 55423
"Substantial Completion" means the time at which the Owner determines that the Work has
progressed to a point where it is sufficiently complete, leaving only minor "punch list" and close
out items and other minor site work required to be completed for full payment of the contract
price.
"Work" means the entire completed demolition and all other activities to be performed by
Contractor on the Property as provided for in the Contract.
Section 2. General Requirements
2.1. Rights of the Owner. The Owner reserves the right to reject any or all proposals
or parts of proposals, to accept part or all of proposals on the basis of considerations other
than lowest cost, and to create a project of lesser or greater expense and reimbursement
than described in this Contract. The Owner also reserves the right to cancel the Contract
without penalty, if circumstances arise which prevent the Owner from completing the
project. In the event of any conflict between the General Conditions and this Contract,
this Contract shall control.
2.2. Interest of Owner. The Contractor agrees that no member of the governing body,
officer, employee, or agent of the Owner shall have any interest, financial or otherwise,
direct or indirect, in the Contract.
2.3. Equal Opportunity Statement. Contractor agrees to comply with the provisions of
all applicable federal, state, and City of Richfield statutes, ordinances, and regulations
pertaining to civil rights and nondiscrimination including without limitation Minnesota
Statutes, Section 181.59 as amended, incorporated herein by reference.
2.4. Transfer of Interest. The Contractor shall not assign any interest in the Contract,
and shall not transfer any interest in the same either by assignment or novation, without
the prior written approval of the Owner, provided, however, that claims for money due or
to income due to the Contractor may be assigned to a bank, trust company, or other
financial institution, or to a Trustee in Bankruptcy without such approval. Notice of any
such assignment or transfer shall be furnished to the Owner. Notwithstanding the
foregoing, Contractor shall be entitled to use subcontractors to perform the Work.
2.5. Independent Contractor. Nothing contained in this agreement is intended to, or
shall be construed in any manner, as creating or establishing the relationship of
employer/employee between the parties. The Contractor shall at all times remain an
independent contractor with respect to the services to be performed under this agreement.
2
385039v2 JBD RC125-1
3A ` �
The Owner shall be exempt from payment of all Unemployment Compensation, FICA,
retirement, life and/or medical insurance and Workers Compensation Insurance as the
Contractor is an independent contractor.
2.6. Hold Harmless. The Contractor agrees to defend, indemnify and hold harmless
the Owner, its officers and employees, from any liabilities, claims, damages, costs,
judgments, and expenses, including attorney's fees, resulting directly or indirectly from
an act or omission of the contractor, its employees, its agents, or employees of
subcontractors, in the performance of the services provided by this contract or by reason
of the failure of the contractor, or subcontractors to fully perform, in any respect, all of its
obligations under this Contract.
2.7. Accounting Standards. The Contractor agrees to maintain the necessary source
documentation and enforce sufficient internal controls as dictated by normally accepted
accounting practices to properly account for expenses incurred under this contract.
2.8. Retention of Records. The Contractor shall retain all records pertinent to
expenditures incurred under this Contract for a period of three years after the resolution
of all audit findings. Records for non-expendable property acquired with funds under this
contract shall be retained for three years after final disposition of such property.
2.9. Disclosure. The Contractor agrees to comply with the Minnesota Government
Data Practices Act, Minnesota Statutes, Chapter 13, and all other applicable state and
federal laws relating to data privacy or confidentiality, as those laws may be amended.
The Contractor shall immediately report to the Owner any requests from third parties for
information relating to this agreement. All data created, collected, received, stored, used,
maintained, or disseminated by the Contractor in performing its obligations is subject to
the requirements of the Act, and the Contractor must comply with those requirements as
if it were a government entity. The Owner agrees to promptly respond to inquiries from
the Contractor concerning data requests. The Contractor agrees to hold the City and the
Owner, its officers, department heads and employees harmless from any claims resulting
from the Contractor's failure to disclose data maintained by the Contractor and
authorized for release by the Owner, and from Contractor's unlawful disclosure or use of
data protected under state and federal laws.
Section 3. Contract Price
3.1. The Contract Price is the amount to be paid Contractor for the Work. The
Contract Price is $19,774.00.
Section 4. Project Schedule
4.1. Contractor shall commence the Work on or after contract execution and
Substantial Completion of the Work shall be achieved no later than 45 days after
execution of this contract. Unless the parties agree otherwise Final Completion shall be
achieved not later than 60 days following the date of Substantial Completion.
3
385039v2 JBD RC125-1
3P - L1
Section 5. Local Permit Requirements and Related Submittals
5.1. Contractor shall obtain and pay the cost of, all permits required by the City of
Richfield, including, without limitation, a plumbing permit (for water & sanitary sewer
disconnects) and a demolition permit. Questions about permits, permit fees, and the
scheduling process for the required inspections should be directed to the Building
Inspections Division at the Richfield Municipal Center(612-861-9860).
The Owner shall provide evidence of a Destructive Report and subsequent Hazardous
Materials Abatement for each property.
5.2. No less than 2 days prior to beginning the Work, the Contractor shall provide:
- Description of proposed dust and noise control measures for the Property.
5.3. Upon completion of the Work, Contractor shall provide:
- Copies of any permits required by government agencies other than the City
of Richfield, such as transport or disposal permits.
- Copies of any test results required by government agencies other than the
City of Richfield, not including, but not limited to testing required as part of
the asbestos abatement process.
- Copies of all landfill records indicating receipt and acceptance of demolition
wastes.
Section 6. Job Conditions General
6.1. Contractor will disconnect and abandon utilities serving the Property, including
water, sanitary sewer, electricity, gas and telecommunications; or arrange for
disconnection and abandonment of same. Contractor shall not begin work before field-
verifying that disconnection and abandonment has been completed.
6.2. Owner shall ensure that the buildings will be vacated and use of the property will
be discontinued prior to start of work.
6.3. Owner assumes no responsibility for actual condition of structures to be
demolished. Conditions existing at time of inspection for bidding purposes will be
maintained by Owner to the extent practicable. Variations within structures may occur
due to removal and salvage operations prior to the start of demolition work.
6.4. This is a lump sum contract. Contractor must immediately contact Owner prior to
exceeding the Contract Price set out in Section 3.1. Change orders for additional
4
385039v2 JBD RC125-1
3A- 5
payment will not be granted due to the Contractor underestimating quantities of
material(s).
6.5. Contractor shall provide all labor, materials, equipment, employee training,
compliance with all regulations, permits, notifications, licenses and agreement necessary
to perform the work described in this Contract.
6.6. All materials from undertaking the Work shall become the property and
responsibility of the Contractor.
6.7. Contractor may choose to salvage materials and equipment. Any salvaged items
must be removed from the Property in a timely manner as they are salvaged. On site
storage or sale of salvaged items is prohibited.
6.8. The use of explosives and on site burning by the Contractor are prohibited.
6.9. Contractor shall provide water, electricity, communications and toilet facilities on
site as necessary to complete the work.
6.10. Contractor shall provide and maintain uninterrupted vehicular access to the
Property, including temporary demolition facilities, storage and work areas, for not only
persons and equipment involved in the project but also emergency vehicles.
6.11. Contractor shall keep fire hydrants and water control valves free from obstruction
and accessible for use.
6.12. Contractor shall take all necessary safeguards to prevent damage or injury to
neighboring property.
6.13. Prior to closing or rerouting existing traffic lanes or sidewalks in any public street
easement or right-of-way adjacent to streets, the Contractor shall obtain written
permission from the Richfield City Engineer (612-861-9794). Expenses related to lane
closures, including but not limited to traffic barriers, signs and similar equipment as well
as traffic control personnel, shall be the responsibility of the Contractor.
Section 7A [Left Blank]
Section 7B [Left Blank]
Section 8. [Left Blank]
5
385039v2 JBD RC125-1
Section 9. Demolition
9.1 Owner has not conducted any testing to determine the extent of lead based paint.
Contractor shall conduct demolition in compliance with any state or federal regulations
governing demolition of structures containing lead based paint.
9.2. Contractor shall use water sprinkling, temporary enclosures and other suitable
methods to limit dust and dirt rising and scattering in air. Contractor shall comply with
any and all governing regulations pertaining to environmental protection. Contractor
shall not use water when it may create hazardous or objectionable conditions such as
flooding or pollution.
9.3. Contractor shall clean adjacent structures and improvements of dust, dirt and
debris caused by demolition operations and return adjacent areas to condition existing
prior to start of work.
9.4. Contractor shall demolish buildings, other structures, improvements, and
landscaping completely and remove all debris from the Property. Contractor may use
such methods as required to complete the Work subject to the limitations of governing
regulations.
9.5. Contractor shall proceed with demolition in a systematic manner, from top of
structures to ground, and will complete demolition work above each floor or tier before
disturbing supports on lower levels.
9.6. Contractor shall locate demolition equipment throughout the building and remove
materials so as to not impose excessive loads to supporting walls, floor or framing.
9.7. Contractor shall provide and maintain interior and exterior shoring, bracing or
other structural support to preserve structural stability and prevent movement, settlement
or collapse of the building.
9.8. Contractor shall break up any concrete slabs-on-grade and remove from the
Property.
9.9. Contractor shall demolish footings, foundation walls, tunnels and other below-
grade structures and remove from the Property.
Section 10. Debris Control
10.1. Contractor shall keep the Property free of extraneous debris.
10.2. Contractor shall prohibit overloading of trucks to prevent spillage on access and
haul routes.
6
385039v2 JBD RC125-1
3A -1
10.3. Contractor shall maintain a sweeping and clean-up program to prevent deposition,
release and disbursal of soils and debris onto paved surfaces.
Section 11. Disposal
11.1. Contractor shall move from the Property all debris, rubbish and other materials
resulting from demolition operations.
11.2. Contractor shall transport materials from the Property and legally dispose of them
off-site in accordance with governing regulations.
Section 12. Earthwork
12.1. Contractor shall rough grade the Property using clean fill after completing all
abatement and demolition activities; taper edges of all excavated areas to
minimize slope of 2 to 1, keeping soil disturbance to a minimum.
Section 13. Excusable Delays
13.1. The following circumstances, and only these circumstances, will, at the
OWNER'S discretion, be considered legitimate cause for a change in the commencement
and/or completion time periods specified in Section 4 of this Agreement:
a. Material delay -- material delays that are beyond the control of the
Contractor, which can be shown to have directly caused the overall late
completion.
b. Adverse weather and emergency conditions -- weather or emergency
conditions that directly affect the scheduling of exterior work over a
significant portion of the term of this Agreement.
c. Strikes -- Contractors who face union work stoppage in the case where
they have to rely on such a work force in order to complete the Work.
d. Amendments -- amendments in the original scope of work, which can be
reasonably shown to require an extension of the time allowed for
completion.
e. Other delays — act or neglect of the Owner, or of an employee of either, or
of a separate contractor employed by the Owner, or by changes ordered in
the Work or by unavoidable casualties or other causes beyond the
Contractor's control.
Section 14. Change Order
385039v2 JBD RC125-1
3A —g
14.1. The Owner shall have the right, within the general scope of the Work and without
notice to any surety or sureties of the Contractor, if any, to make changes in the Work,
either by altering the nature of the same or by adding to or deducting from it. All changes
shall, except in the case of emergencies endangering the safety of persons or property, be
made by written Change Order. The parties shall determine the effect of any Change
Order on the Contract Price and project schedule by mutual agreement. The Contractor
shall promptly comply with any and all written Change Orders. No such Change Order
shall be deemed to invalidate the remaining terms and conditions contained in the
Contract.
Section 15. Waiver of Liability
15.1 It is agreed that the Work is undertaken at the sole risk of the Contractor. The
Contractor does expressly forever release the Owner and the City of Richfield from any
claims, demands, injuries, damage actions, or causes of action whatsoever, arising out of
or connected with the Work.
Section 16. Indemnification
16.1. Any and all claims that arise or that may arise as a consequence of any act or
omission on the part of the Contractor, its agents, servants, or employees while engaged
in the performance of the Work shall in no way be the obligation or responsibility of the
Owner or the City of Richfield. The Contractor shall indemnify, hold harmless, and
defend the Owner and the City of Richfield, its commissioners, council members,
officers, employees, successors, and assigns against any and all liability, loss, cost,
damages, expenses, claims, or actions, including attorney's fees which the Owner and the
City of Richfield, its commissioners, council members, officers, or employees may
hereinafter incur or be required to pay on account of injury to or death of any person or
persons or damage to any property arising out of or by reason of any act or omission of
the Contractor, its agents,servants, or employees in the execution,performance, or failure
to adequately perform its obligations under this Agreement, whatever the cause of such
injuries or damage.
Section 17. Insurance
17.1. The Contractor agrees that in order to protect itself, the Owner, and the City of
Richfield under the indemnity provisions set forth in Section 16 of this Agreement, it will
at all times during the term of this Agreement, maintain, at a minimum, the following
insurance policies.
a. Workers Compensation Insurance. The Contractor shall maintain worker's
compensation insurance in compliance with all applicable statutes
including Chapter 176 of the Minnesota Statutes. Such policy shall
include Employer's Liability Coverage and at least such amount(s) as are
customarily provided in worker's compensation policies issued in
Minnesota. Contractor further agrees to require all subcontractors and
8
385039v2 JBD RC125-1
3A -9
independent contractors to maintain worker's compensation insurance in
compliance with all applicable statutes and to monitor the compliance of
such subcontractors and independent contractors with the applicable
statutes.
b. Commercial General Liability Insurance. The Contractor shall maintain
Occurrence Based Commercial General Liability Insurance ("CGL"),
providing coverage on an "occurrence", rather than on a "claims made"
basis, which policy shall include coverage for the Completed Operations
Hazard, and which shall also include a Broad Form General Liability
Endorsement, ISO number GL 0404, or an equivalent form (or forms), so
long as such an equivalent form (or forms) affords coverage which is in all
material respects at least as broad. Any equivalent form (or forms) of
coverage shall be approved by the HRA.
The Contractor agrees to maintain total liability policy limits of at least
One Million Dollars ($1,000,000), applying to liability for Bodily Injury,
Personal Injury, and Property Damage, which total limits may be satisfied
by the limits afforded under its Occurrence Based CGL policy as specified
above, or by such policy in combination with the limits afforded by an
Umbrella Liability Policy (or policies) provided, however, that the
coverage afforded under any such Umbrella Liability Policy shall be at
least as broad as that afforded by the underlying occurrence based CGL
Policy as specified above.
c. Automobile Liability Insurance. The Contractor shall maintain automobile
liability insurance covering liability for Bodily Injury and Property
Damage arising out of the ownership, use, maintenance, or operation of all
owned, non-owned, and hired automobiles and other motor vehicles. Such
policy shall provide total liability limits for combined Bodily Injury and/or
Property Damage in the amount of at least One Million Dollars
($1,000,000) per accident, which total limits may be satisfied by the limits
afforded under such policy, or by such policy in combination with the
limits afforded by an Umbrella Liability Policy (or policies) provided,
however, that the coverage afforded under any such Umbrella Liability
Policy shall be at least as broad as that afforded by the underlying
automobile liability insurance policy.
The Owner and the City of Richfield shall be named as "additional insured" parties with
respect to the insurance policies specified in (b) and (c) above. The Contractor shall not
commence work until a Certificate of Insurance evidencing all of the insurance policies
required above is approved and a written Notice to Proceed is issued by an authorized
representative of the Owner. The Owner shall, at any time during the term of this
agreement, have the right to require that the Contractor secure any additional insurance,
or additional feature to existing insurance, as the Owner may reasonably require for the
protection of its interests or those of the public. It is expressly understood that the Owner
9
385039v2 JBD RC125-1
3P —lo
does not in any way represent that the minimum insurance coverage set forth in this
paragraph is sufficient or adequate to protect the interest or liabilities of the Contractor.
Section 18. Bond
18.1. No payment or performance bonds for the Work shall be required pursuant to
Minn. Stat. § 574.26.
Section 19. Lien Waiver
19.1. Neither the Contractor nor any subcontractor or other person or entity furnishing
labor, equipment, or materials in connection with the Work shall file any mechanic's lien
against the Owner's buildings, structures or land or any part thereof, provided that the
Owner makes all payments due to Contractor under this Contract. The Contractor shall
protect, defend, indemnify, and hold harmless the Owner and the City of Richfield from
any and all claims, demands, or actions of whatever nature arising out of work, labor,
equipment, or materials furnished by the Contractor or its subcontractors in connection
with the Work, provided that the Owner makes all payments due to Contractor under this
Contract. Payment of the Contract Price shall not be due until the Contractor has
delivered to the Owner lien waivers acceptable to the Owner, which release the Owner
from all liens that may arise in connection with the Work. The Contractor shall list on
the attached Exhibit A the names of all suppliers and/or subcontractors that will provide
materials, services, or labor in connection with the Work. The Contractor will notify the
Owner of any changes in this list prior to the commencement of the Work.
Section 20. Subcontractors
20.1. Contractor agrees to bind every subcontractor by the applicable terms, conditions,
and provisions to the subcontractor's work as set forth in the Contract, unless
otherwise specifically agreed otherwise in writing by the Owner.
20.2. Contractor agrees to pay every subcontractor within 10 days of receipt of payment
from the Owner pursuant to Minn. Stat. § 471.425.
Section 21. Assignment
21.1. This Contract shall be binding upon the Contractor, its legal representatives, heirs,
successors, and assigns. No assignment or attempted assignment of this Contract or any
rights hereunder shall be effective unless the written consent of the Owner is first
obtained. No such assignment, even if consented to by the Owner, shall relieve the
Contractor from liability under this Contract for the performance and completion of the
Work in accordance with the Contract. Notwithstanding the foregoing, Contractor shall
be entitled to use subcontractors to perform the Work.
Section 22. Entire Agreement
10
385039v2 JBD RC125-1
3p - II
22.1. The Contract contains all the terms, conditions, and provisions pertaining to the
Work to be completed by the Contractor, there being no other understandings,
agreements, or warranties, express or implied. All prior negotiations and dealings
regarding the subject matter of the Agreement are superseded by and merged into the
Contract.
Section 23. Applicable Law
23.1. This Contract shall be construed in accordance with and governed by the laws of
the state of Minnesota.
Section 24. Amendment
24.1. This Contract may be modified or amended only with the written approval of the
Owner and the Contractor.
Section 25. Construction
25.1. In the event that any one or more of the provisions of this Contract, or any
application thereof, shall be found to be invalid, illegal, or otherwise unenforceable, the
validity, legality, and enforceability of the remaining provisions or any application
thereof shall not in any way be affected or impaired thereby.
Section 26. Authority
26.1. Each of the undersigned parties warrants that it has the full authority to execute
this Contract, and each individual signing this Contract on behalf of a corporation hereby
warrants that he or she has full authority to sign on behalf of the corporation and that he
or she represents and binds such corporation thereby.
Section 27. Waiver
27.1. No failure by the Owner to insist upon the strict performance of any covenant,
duty, agreement, or condition contained in this Agreement or to exercise any right or
remedy consequent upon a breach thereof shall constitute a waiver of any such breach or
any other covenant, agreement, term, or condition, nor does it imply that such covenant,
agreement, term, or condition may be waived again.
Section 28. Payments to Contractor and Completion
28.1. The Contractor shall be paid upon completion of the Work in accordance with the
payment schedule of the Owner, if any, and this section.
28.2. Application for Payment. Prior to receiving payment for Substantial Completion
of the Work, the Contractor shall in writing state that the respective portion of the
Work has been substantially completed and is free and clear of all liens as
11
385039v2 JBD RC125-1
provided in this Contract. Upon Substantial Completion and inspection and
verification by the Owner, the payment for that portion of the Work shall be
made. Final payment shall be made when Contractor certifies that Final
Completion has been achieved and verified by the Owner.
IN WITNESS WHEREOF, the parties have caused this Contract to be duly executed in
their names and behalves and on or as of the date and year first above written.
THE HOUSING AND REDEVELOPMENT
AUTHORITY IN AND FOR THE CITY OF
RICHFIELD
By
Suzanne M. Sandahl
Its Chair
By
Steven L. Devich
Its Executive Director
CONTRACTOR
By
Its
By
Its
THIS INSTRUMENT DRAFTED BY:
Kennedy & Graven, Chartered (MTN)
470 U.S. Bank Plaza
200 South Sixth Street
Minneapolis, MN 55402
(612) 337-9300
314396-v1.DOC
12
385039v2 JBD RC125-1
3A - 13
EXHIBIT A
LIST OF SUPPLIERS AND SUBCONTRACTORS
A-1
Error!Unknown document property name.
AGENDA ITEM#: 3B
REPORT#: 52 `•
STAFF REPORT
RICHFIELD
HOUSING AND REDEVELOPMENT
AUTHORITY MEETING
NOVEMBER 21, 2011
REPORT PREPARED BY: MYRT LINK, COMMUNITY DEVELOPMENT
ACCOUNTANT
NAME TITLE
REPORT PRESENTER: JOHN STARK, COMMUNITY DEVELOPMENT
DIRECTOR
NAME,TITLE
DEPARTMENT DIRECTOR REVIEW: 12 1
REVIEWED BY EXECUTIVE DIRECTOR: r
r •
ITEM FOR HRA CONSIDERATION:
Authorization of a transfer from the Richfield Rediscovered Tax Increment Financing District
funds to the Development Fund to close the Richfield Rediscovered Funds.
I. RECOMMENDED ACTION:
By Motion: Authorize a transfer from the Richfield Rediscovered Tax
Increment Financing District funds to the Development Account to
close the Richfield Rediscovered Funds.
II. BACKGROUND
The Richfield Rediscovered Tax Increment Financing (TIF) Districts were made up
of eleven scattered sites districts that were certified in 1990 through 1999. Initial
seed money was provided by an interfund loan from the Water and Sewer Utility
Fund and funds from the Development Fund. The interfund loan has been repaid.
On September 20, 2010 the Housing and Redevelopment Authority (HRA) directed
staff to proceed with the decertification of the Richfield Rediscovered TIF Districts.
The Districts were decertified as of December 31, 2010.
An analysis of the remaining cash balance by HRA staff, financial consultant (Ehlers
and Associates) and auditor (HLB Tautges Redpath) resulted in the conclusion that
the remaining funds were non-TIF revenue and should be returned to the
11212011 Authorize RR Transfer
Development Fund. Expenditures made from the Development Fund are budgeted
and approved by the HRA.
III. BASIS OF RECOMMENDATION
A. POLICY
• The HRA's auditors recommend that all non-budgeted transfers be
approved by the HRA.
B. CRITICAL TIMING ISSUES
• N/A
C. FINANCIAL
• The initial seed money for the creation of the Richfield Rediscovered
TIF Districts came from an interfund loan from the Water and Sewer
Utility Fund and the Development Fund. The interfund loan has been
repaid.
• The pre-1999 Richfield Rediscovered Fund has a cash balance of
$636,005.52 and the Richfield Rediscovered II Fund has a deficit of
$2,640.97. The amount to be transferred to the Development Fund is
$633,364.55.
• An analysis of the remaining cash balance has been determined to be
non-TIF and should be returned to the Development Fund.
• The Development Fund is made up of unrestricted funds that are
budgeted for uses that are approved by the HRA.
D. LEGAL
• Legal counsel has been involved in all discussions regarding the
recommended action.
IV. ALTERNATIVE RECOMMENDATION(S)
• None
V. ATTACHMENTS
• None
VI. PRINCIPAL PARTIES EXPECTED AT MEETING
• None
AGENDA ITEM#: 4
REPORT#: 53
STAFF REPORT
RICHFIELD HOUSING AND REDEVELOPMENT
AUTHORITY MEETING
NOVEMBER 21, 2011
REPORT PREPARED BY: JULIE URBAN, HOUSING SPECIALIST
NAME,TITLE
REPORT PRESENTER: KAREN BARTON, ASSISTANT COMMUNITY
DEVELOPIXIENT DIRECTOR
j`\ NAME,TITLE
DEPARTMENT DIRECTOR REVIEW: a `-
SIGNATURE '
REVIEWED BY EXECUTIVE DIRECTOR: 40.„
ITEM FOR HRA CONSIDERATION:
Consideration of a contract with Stantec Consulting Services to conduct a Rental Housing
Inventory and Needs Assessment.
I. RECOMMENDED ACTION:
By Motion: Authorize staff to execute a contract with Stantec
Consulting Services to conduct a Rental Housing Inventory and
Needs Assessment.
II. BACKGROUND
At the June 20, 2011 goal-setting meeting, the Housing and Redevelopment
Authority (HRA) expressed interest in conducting a Rental Housing Study to better
understand the Richfield rental property market and subsequently the areas of need
in the rental housing stock. At the HRA's direction, staff issued a Request for
Proposals for a Rental Housing Inventory and Needs Assessment with the intention
to solicit a contractor that can evaluate the Richfield rental market objectivity and
provide user-friendly tools as an outcome of the research.
The primary goals of the Inventory and Needs Assessment are to provide the HRA
and staff with current data on the City's rental housing supply, to provide
information about the broader rental housing market, and to better inform the HRA's
response to rental housing development proposals.
11212011 Rental Housing Study Contract.doc
Three firms submitted proposals to conduct the study:
Stantec Consulting Services $24,250
Maxfield Research $19,050
Community Partners Research $24,500
Staff reviewed the proposals and interviewed two of the three firms. Community
Partners also submitted a proposal but were unable to begin the assessment in the
required timeframe, and therefore was not selected for an interview.
After interviewing the remaining two firms and comparing previous studies
conducted by each firm, staff is recommending the HRA execute a contract with
Stantec Consulting Services.
Although Stantec's proposal is not the lowest bid, staff believes they will provide a
superior product for the following reasons:
• Stantec will conduct an extensive assessment with comprehensive data
collection including interviews and property surveys;
• Stantec has proven to provide a more user-friendly document that includes
o Informative and easy to understand GIS and map-related graphics
o Concise text describing the context and finding of the research;
• Stantec's assessment will provide practical recommendations for housing
developments and policy direction;
• Stantec will provide a fresh perspective on multi-family housing in Richfield;
whereas, Maxfield has recently conducted a number of market studies in
Richfield on behalf of prospective developers; and
• Stantec is available to begin the study immediately.
III, BASIS OF RECOMMENDATION
A. POLICY
• At their goal-setting session earlier this year, the HRA expressed
interest in conducting a Rental Housing Study to better understand the
existing rental housing stock and the needs for additional rental
housing in Richfield.
• The 2009 Richfield Comprehensive Plan Housing Goals and Policies
direct the policy work related to Single Family and Multi-Family
Housing in Richfield. Specifically this research is supported and
encourage by the following goals and policies, stated in the 2009
Richfield Comprehensive Plan.
o Goal: Maintain and enhance Richfield's image as a
community with strong, desirable and livable
neighborhoods.
• Policies:
• Support the rehabilitation and upgrading of
the existing housing stock.
• Support ongoing maintenance and upkeep
of residential properties.
• Ensure redevelopment and infill projects
maintain the integrity of existing
neighborhoods.
• Maintain an appropriate mix of housing
types in each neighborhood based on
available amenities, transportation
resources and adjacent land uses.
o Goal: Ensure sufficient diversity in the housing stock to
provide for a range of household sizes, income levels
and needs.
• Policies:
• Promote the development of a balanced
housing stock that is available to a range of
income levels.
• Encourage improvements to the housing
stock to better serve families with children
and seniors.
• Promote additional housing diversity to
serve families at all stages of their life-
cycle through incentive programs, and the
exploration of possible partnerships.
• Regularly review land use and zoning
ordinances to ensure maximum
opportunities for development of housing.
• Promote the development, management,
and maintenance of affordable housing in
the City through assistance programs;
alternative funding sources; and the
creation of partnership whose mission is to
promote low and moderate income
housing.
B. CRITICAL TIMING ISSUES
• Stantec will begin the study once a contract is executed. Stantec has
proposed to complete the study in two to three months.
C. FINANCIAL
• While the Stantec proposal is not the lowest bid, their proposal (and
other reports) offers the most useable document and tools for the
HRA's needs at this time.
• Funding is available in the 2011 HRA budget.
D. LEGAL
• Legal counsel will prepare the consultant contract.
IV. ALTERNATIVE RECOMMENDATIONS)
• Direct staff to execute a contract with Maxfield Research or Community
Partners Research.
V. ATTACHMENTS
• Stantec Proposal
VI. PRINCIPAL PARTIES EXPECTED AT MEETING
• N/A
LI - 1
Stantec Consulting Services Inc.
2335 Highway 36 West
St. Paul MN 55113
Tel: (651) 636-4600
Fax: (651) 636-1311
— -- ------
------------------- -----
Stantec #'Bonestroo
October 17, 2011
Julie Urban & Michelle Lewis, Housing Specialists
Richfield Housing and Redevelopment Authority
City of Richfield
6700 Portland Avenue South
Richfield, MN 55423
Reference: Richfield Rental Housing Inventory and Needs Assessment
Dear Ms. Urban and Ms. Lewis:
We are pleased to submit our qualifications and work plan to complete a Rental Housing Inventory and Needs
Assessment for the City of Richfield. We understand the logistics of a study of this scope and have developed
an energetic, creative plan to assemble and analyze the information crucial to informing local decision makers
about future housing development.
Several aspects of our team and approach set Bonestroo, now Stantec, apart from the competition:
• Our in-house GIS capabilities will enable us to analyze data on a more focused level. The detailed
characteristics available through GIS cannot be duplicated through traditional "arms-length" research
methods. We will put the power of GIS to work for the City of Richfield.
• We will deliver a highly user-friendly document that effectively communicates the key findings from
our research. Housing studies can easily become cumbersome documents, packed with countless
tables and extended narrative descriptions. We pride ourselves in our ability to hone in on the key
pieces of information that affect decision-making, presenting our findings in user-friendly charts and
graphics, explained through concise text.
• We recognize this is a significant project, and we do not underestimate the scope of the research. We
will deliver a product that gives the City of Richfield and the HRA accurate, timely, and helpful
information to facilitate discussions and decision-making based in the realities of the local housing
market.
Firm Description
Bonestroo recently joined Stantec, a firm of 11,000 staff members and 170 offices. Founded in 1954, Stantec
provides professional consulting services in planning, engineering, architecture, interior design, landscape
architecture, surveying, environmental sciences, project management, and project economics for
infrastructure and facilities projects.
Continually striving to balance economic, environmental, and social responsibilities, Stantec is recognized as
a world-class leader and innovator in the delivery of sustainable solutions. We support public and private
sector clients in a diverse range of markets in the infrastructure and facilities sector at every stage, from initial
concept and financial feasibility to project completion and beyond.
- a
Stantec
October 12,2011
Tartan Crossing Senior Housing Study
Page 2 of 8
Contact Person
Jay Demma
Phone: 651-967-4551
Email: jay.demma @stantec.com
Jay Demma will lead this effort and serve as project manager. He will be supported by Hongyi Duan, a GIS
specialist. We have enclosed resumes for each team member with this submittal for your review.
Housing Studies Experience
Stantec's market research team has extensive experience conducting market studies for all types of housing,
ranging from single-family subdivisions to all forms of multifamily housing, including the various types of
senior housing. Moreover, while working for another firm, Jay Demma completed a comprehensive
assessment of senior housing needs for the City of Richfield in 1996 and subsequently conducted several
private sector, project-specific market studies within the City as well. The following are more recent examples
of the housing related research Stantec has conducted.
Forest Lake, MN—Comprehensive Housing Study
Stantec conducted a comprehensive housing
rl?
p g 1.gi city of Forest Lake
ti 'i"
study for the City of Forest Lake as part of an e� Rental Market
Eq
initiative to amend the City's comprehensive
plan.
The housing study included a detailed analysis "
of demographic and economic conditions in the "
City and surrounding communities. }g;• k,
In addition, a thorough survey of for-sale, rental e
(market rate and subsidized), and senior ,,
housing was conducted in order to assess I 1
current and forecasted market conditions.
GP
The study revealed two important findings: 1)
the market for for-sale housing had decreased
significantly from recent years; and 2) there was
a critical gap in the supply of affordably-priced rental housing, especially for units with three or more
bedrooms.
Based on the findings, Stantec recommended that the City consider adopting policies that would support the
development of affordable rental housing and that there was no immediate need to increase the supply of
available lots for development of for-sale housing. Since completion of the study, Forest Lake has adopted
Minnesota's first inclusionary housing policy and has experienced the development of over 300 affordable
rental housing units.
REFERENCE:
Doug Borglund, Community Development Director
651-464-3350
Stantec
October 12, 2011
Tartan Crossing Senior Housing Study
Page 3 of 8
Greater Minnesota Housing Fund—Northeast _ I ,,
Minnesota Dynamic Housing Model i N k
Stantec worked with the Greater Minnesota
Housing Fund to develop a dynamic housing .!i
model that is designed to allow local officials i
in Itasca and St. Louis counties to plan and i i . '
prepare for large-scale economic
I i
development. t
As part of this innovative modeling process, n ,' -
Stantec benchmarked the current supply of r
housing at different price points in the two
counties. The benchmark includes a survey .w,
of available for sale and rental housing
•throughout the study area. "` i :_- f _ __ a
Based on this benchmark, an interactive tool was developed that allows users to test different job growth
scenarios and the resultant impact on the housing market. For example, if 1,500 jobs were proposed in the
town of Nashwauk, a local official can use the model to determine where the impact will be most felt in the
local housing market. Moreover, the data collection methods established during the benchmark phase were
streamlined so periodic updates can be performed on a regular basis insuring that the data in the model is as
accurate and current as possible.
REFERENCE:
Warren Hanson, President
651-221-1997
North St. Paul—Downtown Multifamily Housing 2010 Trade Area Tenure by Age of Householder
12,000 --.__.._._ _.._.- 11043
Study 10,000 f 8,996---------
Stantec conducted a market study to determine 871 ,
8,000 + x r
potential support for new development of 6220
6,000 - r I 4,970
multifamily housing in Downtown North St. s _ 1 3,436
4,000 � :
Paul. The study analyzed the demand for 0
market rate and affordable multifamily housing, v 2,00° 644 F_`'€ '--1,339_
Y 9, � � � � Owners
including both general-occupancy and age- x ° � r 1.> Renters
restricted concepts. Data was collected on the ;.,o°O = z,: :1, 1-u7
demographic and economic conditions within a
°L a
defined trade area and then compared against
the existing supply of multifamily housing in
order determine the level of unmet or over-met Under 25-34 35-44 45-54 55-64 65-74 75-84 85+
need. 25
Age of Householder
Source:2010 US Cens us
Based on strong forecasted growth in key demographic categories, an extremely tight rental market with low
vacancy, and a general lack of newer product with desirable amenities, it was concluded that there is strong
demand to support new development. Despite the high level of calculated demand, it was recommended that
any new development should respect modest income levels found in the trade area and that any new project
should not exclusively target the most affluent of renters but middle- and low-income households as well.
REFERENCE:
Nate Ehalt, Community Development Director
651-747-2595
/-1 -LI
Stantec
October 12, 2011
Tartan Crossing Senior Housing Study
Page 4 of 8
Relevant Work for Public Entities
Following is a selected list of relevant work performed for public entities over the past several years.
• Forest Lake, MN —Comprehensive Housing Study
• Iron Range Resources/GMHF—Housing Demand Model
• North St. Paul, MN — Downtown Multifamily Housing Study
• Plymouth, MN —Senior Housing Demand Analysis (site of Four Seasons Mall)
• Newport, MN —Housing Demand Analysis
• South St. Paul, MN—Housing Demand Analysis (Concord Street Corridor Study)
• Oakdale, MN —Housing Demand Analysis (site of former Oakdale Mall)
• Isanti, MN —Housing Market Study
• Hennepin County—TOD Station Area Study (Southwest Corridor)
• Washington County—TOD Station Area Study (Red Rock Corridor)
• Corcoran, MN —Commercial Land Needs Assessment
• Sauk Rapids, MN —Commercial Land Needs Assessment
• Mounds View, MN — Redevelopment Market Potential Study
• Plymouth, MN — Retail Market Study
• Lino Lakes, MN —Land Use Market Assessment
• Dayton, MN — Land Use Market Assessment
• Ramsey, MN — Land Use Market Assessment
• Blaine, MN — Land Use Market Assessment
• Rochester, MN —Corridor Study
• Stillwater, MN — Downtown Housing Demand Analysis
• Shakopee, MN — Park Space Demand Analysis
Service Delivery Experience and Analysis Strategy
The City of Richfield wishes to complete a Rental Housing Inventory and Needs Assessment to evaluate
current housing conditions and project future housing needs. This study will quantify the availability and need
for market rate and income-restricted rental housing. Local officials require the updated information to make
informed decisions on housing development policies, public resource expenditures, and to prioritize housing
programs.
This research program, proposed by Stantec, would give local stakeholders and decision-makers a
comprehensive update on current housing conditions and the various factors affecting future rental housing
needs in the City of Richfield. The research would develop recommendations to directly address identified
housing needs in the multifamily rental and senior housing markets.
The research team at Stantec has extensive experience conducting housing studies for both public and
private sector clients. Our team has conducted over 100 market studies for senior housing in 24 states,
including everything from cooperatives to assisted living to skilled nursing care. We have also completed
dozens of studies throughout the Twin Cities for market rate and subsidized multifamily developments.
Our work program is designed to create a solid foundation of base information to enable the City and the HRA
to continually re-evaluate trends and conditions as the decade progresses. We would conduct personal
interviews with local officials, Realtors/sales agents, property managers, residential developers and social
service providers to tap the collective knowledge of those most familiar with the strengths and weaknesses of
the current housing market. We believe our approach provides flexibility to accommodate the needs of
participating entities, but welcome a discussion of ways it could be adjusted to better serve the City of
Richfield's needs.
The final completed study will include pertinent findings, including summary tables and graphics, various
maps developed by our in-house GIS staff, interview summaries, and our recommendations for addressing
current and projected housing needs.
y S
Stant&
October 12, 2011
Tartan Crossing Senior Housing Study
Page 5 of 8
Project Approach
What follows is a description of each task in our work program. We believe the overall work program will
produce a meaningful and responsive comprehensive housing assessment for the City of Richfield, and serve
as a solid framework for the HRA and other development entities to adequately prepare for the City's
projected growth.
Task 1 —Project initiation Meeting
Before any work begins, Stantec will hold a project initiation meeting to set the study's framework. Meeting
participants will include Stantec's research team and appropriate HRA and municipal officials. The purpose of
this meeting will be to:
• Review study objectives
. Refine the work program for the study
• Resolve any questions regarding contract interpretation
• Assign responsibilities to each participant regarding the various tasks in the work program
• Establish a firm basis for all participants working together to complete the assessment in an orderly
manner
Task 2- Data Collection
To deliver an effective study for the budget that has been set, it is essential for the City to provide all the
information and existing studies needed to complete an accurate analysis of existing housing conditions. At
and subsequent to the kick off meeting, we anticipate obtaining and assembling critical data/information,
including:
• Relevant plans and studies, including the 2004 housing study, the most recent comprehensive plan
for the City, and any other recent market studies that have addressed housing needs within the City
• Building permit data for residential units constructed and demolished since 2000 summarizing type of
project, size, location, and number of units
• GIS data for the City, including:
1. Existing and future land use
2. Assessor data for parcels in the study area, including:
a. Estimated market value of land
b. Estimated market values of structures
c. Property owner name
d. Age of structure
e. Homestead status -
• Record of rental housing projects currently in the development process, including everything from
pre-development concepts to projects currently under construction
. Identification of sites considered to be a potential opportunity for redevelopment according to City
staff
• Data on the number of housing choice vouchers available to City residents and size of the waiting
lists
• Data from the City's rental licensure program, which would be used to better understand recent
trends in tenure
Task 3—Inventory of Rental Housing
Stantec will augment data collected from the City in Task 2 with primary and secondary data, including
sources such as, but not limited to, the US Census, Housing Link, and Minnesota Housing, to create an
inventory of rental housing in Richfield. In order to better understand how the existing supply of rental housing
meets current and forecasted need, the inventory will be analyzed as followed:
Characteristics of Rental Housing Stock
• Unit age (i.e., year built)
• Unit type (eg., single-family detached, single-family attached, 3-4 unit buildings, 5+ unit buildings)
• Unit size (i.e., number of bedrooms)
• Units with income-restrictions (i.e., subsidized)
• Units serving special populations (e.g., seniors)
- l0
October 12, 2011
Tartan Crossing Senior Housing Study
Page 6 of 8
• Units lost and replaced since 1990
• Vacancies
• Rent
• Number and size of units by affordability category (very low income to luxury)
• Features and amenities by affordability category(e.g., appliances, underground parking, pool,
community room, etc.)
Characteristics of Renter Households
• Age of households
• Household size
• Household type
• Race
• Length of occupancy
• Income
• Rent burden
Housing Condition
• Interviews with select City staff, owners, and/or property managers to qualitatively assess the overall
condition of the rental housing stock
• Windshield survey of rental neighborhoods/properties to gauge overall condition of housing stock
Task 4—Analysis of Needs
Stantec will complete an analysis of the demographic and economic trends impacting demand for rental
housing in Richfield and compare those trends against the condition and supply of the existing housing stock
to determine what, if any, unmet needs exist in the City's rental housing market. In particular, Stantec will
determine whether or not the number of existing affordable units meets the Met Council's current
requirements. To complete this task, Stantec will coordinate data from the U.S. Census, Metropolitan Council,
Minnesota State Demographer and other regional and local agencies as appropriate. Primarily, Stantec will
analyze the following indicators:
• Population/household growth trends and forecasts for Richfield as well as surrounding communities
• Age distribution of the population, both current and projected, in Richfield and surrounding
communities
• Change in household tenure (renter/owner household comparison) in Richfield and surrounding
communities
• Distribution of household income by age in Richfield and surrounding communities
• Employment growth trends and forecasts by industry in Richfield and surrounding communities
• Status of pending rental housing projects in surrounding communities and an assessment of how
such projects will impact the rental housing market in Richfield
• Broader rental housing market trends, such as metro-wide vacancy rates, average rents, and profiles
of new developments
Task 5—Tools and Policies
Based on the results of Tasks 1 through 4, Stantec will provide information on tools and policies that may
address any unmet rental housing needs in the community. However, because no tool or policy is a one-size-
fits-all solution, Stantec will tailor the recommendations to fit the circumstances and conditions unique to
Richfield. Examples of potential tools and policies that may be considered include small area planning, zoning
changes, strategic infrastructure investments, site acquisition, density bonuses, fee waivers, inclusionary
housing ordinances, public-private partnerships, housing code adjustments, site clean-up assistance, etc.
Task 6—Report Preparation
Stantec will prepare a report that describes the information and analysis developed in Tasks 1 through 5. The
report will include text, maps, tables, and other descriptive summaries of the distinct characteristics of the
Richfield rental market. The report will be provided in an electronic PDF format. If so desired, bound copies of
the report can be made available at standard Stantec printing rates.
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Stantec
October 12, 2011
Tartan Crossing Senior Housing Study
Page 7 of 8
Task 7-Report Presentation(Optional)
If desired, Stantec will present the findings of the Rental Housing Needs Assessment to City staff and
officials.
Proposed Timeframe
It is anticipated that the tasks outlined above would be completed within 60 days from the initiation meeting
and contract execution.
Compensation and Hours
We propose to complete the Rental Housing Needs Assessment for$22,750, not including reimbursable
expenses, as detailed below. If a presentation of the findings is desired, the cost would be $24,250, not
including reimbursable expenses.
Task Cost Schedule
Task 1: Project Initiation Meeting $500 Week 1
Task 2: Data Collection $1,500 Weeks 1-2
Task 3: Inventory of Rental Housing $10,625 Weeks 1-6
Task 4: Analysis of Needs $5,125 Weeks 6-7
Task 5: Tools and Policies $1,250 Weeks 7-8
Task 6: Report Preparation $3,750 Week 8
Task 7: Report Presentation (Optional) $1,500 TBD
TOTAL COST (not including Task 7) $22,750
Note: Total cost does not include reimbursable expenses such as data purchases and mileage. These
expenses are estimated to not exceed $500, but could be substantially less.
The estimated hours to complete the assessment would be 185 hours. Project team billing rates are $125 per
hour for Jay Demma and $91 per hour for Hongyi Duan. The billing rates include salary, audited overhead,
and profit.
Disclaimer
The objective of this research assignment is to gather and analyze as many market components as is
reasonable within the time limits and projected staff hours set forth in this agreement.
Certain information and statistics contained in the report, which are the basis for conclusions of the report, will
be furnished by other independent sources. While we believe this information to be reliable, it has not been
independently verified by us, and we assume no responsibility for its accuracy.
The conclusions in the report are based on our best judgments as market research consultants. The result of
the proposed research project may be achieved, but also may vary due to changing market conditions in the
real estate industry, changes in data formats or availability, changes in facts that were the basis of
conclusions in this report, or other unforeseen circumstances.
Starrte&
October 12, 2011
Tartan Crossing Senior Housing Study
Page 8 of 8
Summary
We look forward to speaking with you further about this exciting project, and are available to answer
questions or modify our proposal to best fit your needs. If you have questions about our submittal, please
contact me directly at 651-967-4551. We look forward to working with the City of Richfield. Thank you for your
time and consideration.
Respectfully,
STANTEC CONSULTING SERVICES INC.
"Jay Demma
Project Manager
Tel: 651-967-4551
Email: iay.dernma@stantec.com
•
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PROJECT MANAGER/MARKET RESEARCH SPECIALIST
Jay M. Demma
- Qualifications for ----- -
City of Richfield — Rental Mousing Inventory and
Needs Assessment
Jay has a 16-year background in demographic and economic
analysis, and has held a variety of staff and executive positions at
leading research firms in the Twin Cities and Philadelphia. At
Stantec, Jay directs all research projects in the Upper Midwest
relating to the demographic and economic impacts of land use
change. Jay has worked on hundreds of research and consulting
assignments throughout the United States, providing research
expertise on virtually all land use types, especially housing,
commercial/mixed-use and urban redevelopment.
Relevant Experience
EDUCATION • COMPREHENSIVE HOUSING STUDIES
University of Minnesota Jay has conducted numerous comprehensive housing studies for
Master of Urban and Regional cities, counties, and housing and redevelopment authorities.
Planning These studies include a thorough analysis of the socio-economic
University of Minnesota
Bachelor of Science make-up of communities to identify critical gaps in the supply of
Geography housing. Critical to the research process is understanding how
gaps in the supply of different types of housing can negatively
PROFESSIONAL ORGANIZATIONS impact the local population.
American Planning Association
(APA) • SENIOR HOUSING STUDIES
Sensible Land Use Coalition Jay is a leading expert in the senior housing market. Since 1995,
(SLUG)
Urban Land Institute(ULI) Jay has completed over 150 senior housing studies in 17 states,
Economic Development authored newspaper articles on the topic, and has spoken to
Association of Minnesota numerous local boards. While Vice President of Maxfield Research,
(EDAM) Jay directed a majority of the firm's senior housing business and
oversaw its annual survey of Twin Cities senior housing.
• DEMOGRAPHIC AND ECONOMIC ANALYSIS
Jay has analyzed the demographic and economic conditions of
hundreds of communities. He uses numerous primary and
secondary data sources for his analyses, including in-depth
interviews, surveys (mail and phone), the U.S. Census, state
demographic centers, and the Bureau of Labor Statistics.
• ECONOMIC IMPACT STUDIES
Jay has conducted economic impact studies of large, mixed-use
real estate developments. A recent example was for the City of St.
Paul where he analyzed the impact of a proposed 74-acre mixed-
use development with approximately 1 million square feet of
commercial space and 1,100 units of housing on the City's
housing market and tax base. The analysis included demand
forecasting as well as development of a fiscal impact methodology
S` anteC 'r Bonestroo
t-I- ►o
unique to St. Paul and the proposed project.
GREATER MINNESOTA HOUSING FUND - IRON RANGE HOUSING
STUDY
Jay worked with a regional housing task force to design and
implement a state-of-the-art housing demand model based on
projected employment growth in the mining industry. Jay directed
all research activities and delivered key presentations to local,
regional, and state officials regarding the study's findings. Jay's
dynamic housing model is helping Iron Range officials to
understand the impact of rapid job growth on housing demand,
and has set the stage for a substantive public response to the
impending need.
FOREST LAKE, MN - COMPREHENSIVE HOUSING STUDY
Jay conducted a comprehensive housing study for the City of
Forest Lake. By thoroughly analyzing the socio-economic
composition of the City, Bonestroo was able to help the City
identify viable housing options. Key socio-economic variables,
such as age, household type, racial and ethnic composition, and
household income were analyzed to determine important gaps in
the current housing market. Based on the socio-economic make-
up of the City's population, Bonestroo identified critical gaps in the
City's housing supply; in particular, the lack of affordably priced
rental units with three or more bedrooms
FILLMORE COUNTY - COMPREHENSIVE HOUSING STUDY
Jay completed a comprehensive housing study for Fillmore County
in southeastern Minnesota. Five distinct market areas within the
County were analyzed, each centered on a community of between
,1,000 and 2,500 people. Demand for housing at all income levels
(low-income, affordable, and market rate) as well as by type (for-
sale versus rental) was analyzed. In some market areas, demand
was strong for all housing types. In other markets areas, demand
for housing was constrained to second or seasonal homes related
to an emerging tourist economy, which severely limited the supply
of affordable housing. In still other market areas, Jay discovered a
critical lack of certain housing types (e.g., rental units), which was
forcing prospective residents to search outside the market area
for housing.
DORAN PRATT DEVELOPMENT - MARKET FEASIBILITY STUDIES FOR
LUXURY RENTAL APARTMENTS
Jay conducted market feasibility studies for separate luxury rental
projects located in Hopkins, MN and Eagan, MN. The feasibility
studies assessed the supply and demand for luxury rental housing
in each trade area and concluded there was sufficient demand to
support each project. Based on market data, recommendations
were made to the client regarding the optimal mix of units, square
footages, features, and rents.
/!' StanteC Bonestroo
GIS MAPPING
Hongyi Z. Duan
— Qualifications for ----
City of Richfield — Rental Housing Inventory and
Needs Assessment
Ms. Duan had working knowledge in both architecture and
planning before joining Bonestroo. Hongyi works on a variety of
projects including comprehensive plans, special studies, zoning
studies, market research, condemnations, and urban design.
Besides her expertise in various GIS, drafting, and graphic
software, Hongyi provides leadership and project management.
7,1:-ME; Relevant Experience
EDUCATION ° DAYTON, MN - 2030 COMPREHENSIVE PLAN
Iowa State University Hongyi provides all GIS related mapping and analysis tasks for the
Master of Science,Community
and Regional Planning City of Dayton Comprehensive Plan. The City is growing and
Beijing Polytechnic University needs to develop and implement planning tools to prepare for
Bachelor of Science, growth impacts. The plan includes analyzing land use, natural
Architecture
resources, parks and open space, housing and other issues,
COMPUTER EXPERIENCE
including planning for a new I-94 interchange.
Adobe Suite
Arclnfo • RAMSEY, MN — 2008 COMPREHENSIVE PLAN UPDATE
ArcView Hongyi provides all GIS related mapping and analysis tasks. The
AutoCAD City of Ramsey has been growing, particularly in the last five
CoreDr
CorelDraw Suite
Microsoft Office Suite years. Their updated Comprehensive Plan included goals and
policy development; project initiation, issue identification,
PROFESSIONAL ORGANIZATIONS
Urban Land Institute(ULI) inventory, and analysis; and plan preparation, refinement, and
adoption.
TRAINING
Geographic Information LINO LAKES, MN - COMPREHENSIVE PLAN UPDATE
Systems University of Hongyi provided all GIS related mapping and analysis tasks to
Minnesota, ESRI
assist the City as they meet the requirements of Metropolitan
Land Act by updating their comprehensive plan.
FOREST LAKE, MN — 2030 COMPREHENSIVE PLAN
Hongyi provides all GIS related mapping and analysis tasks.
Bonestroo is helping the City of Forest Lake update their
comprehensive plan for 2030.
° MINNEAPOLIS, MN — BASSETT CREEK VALLEY MASTER PLAN
Hongyi worked closely with the City and the project team to map
the area's current land-use, roads, population, and acreage. A
long term development plan was created for this 300-acre,
underutilized land at the doorway to downtown Minneapolis. New
roads, trail, open space connections, and restoration of Bassett
Creek provided new and invigorating possibilities for a forgotten
Stantec 4 Bonestroo
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area of Minneapolis.
° MINNEAPOLIS, MN - LOWRY AVENUE CORRIDOR STUDY
Hongyi mapped the five-mile corridor for this revitalization study.
The background analysis involved detailed traffic analysis,
research of potentially contaminated sites, historical analysis, and
market research to identify the location, scale, and type of future
development that would work along the corridor including
landscaping, bike lanes, pedestrian amenities, and redevelopment
of three major intersections. This study involved neighborhood
meetings, interviews with elected officials, community leaders and
business owners to developed the overall scheme.
° STINSON TECHNOLOGY CAMPUS REDEVELOPMENT PLAN
Hongyi provided the mapping and data analysis. This
redevelopment plan involved approximately 30 acres of industrial
land in northeast Minneapolis, creating a high-tech office campus
by renovating existing historic buildings and replacing outdated
structures with new construction. The plan included a hierarchy of
streetscape treatments, an overall landscape planting concept,
signage and gateway features. In addition, the design enhanced
pedestrian circulation and connections.
MINNEAPOLIS, MN/MARCY-HOMES NEIGHBORHOOD - MASTER PLAN
Hongyi worked closely with the project manager and the City of
Minneapolis to map the neighborhood land-use patterns, land
parcels and ownership. She also created the presentation
graphics. With this master plan, the community will have a guide
for future development. A set of objectives, policies and
guidelines were developed to guide future development and
improvements. These guidelines shaped the plan that identified
housing and commercial opportunities, open spaces, tail
connections, and transportation improvements.
Stante& 4 Bonestroo