121911completeagenda CITY OF RICHFIELD, MINNESOTA
MONDAY, DECEMBER 19, 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 Richfield Rediscovered Proposal for Speculative Development
Notes:
Adjournment
*******************************************************************************************************
REGULAR HOUSING AND REDEVELOPMENT AUTHORITY MEETING
COUNCIL CHAMBERS
7:00 P.M.
AGENDA
Call to order
Roll call
1. Appointment of HRA Acting Secretary for December 2011
2. Approval of minutes of (1) Special HRA Worksession of November 21, 2011 and (2)
Regular HRA Meeting of November 21, 2011
3. HRA approval of agenda
4. Consideration of annual Consultant Services Agreement with Greater Metropolitan
Housing Corporation for 2012
Staff Report No. 54
Notes:
5. Consideration of resolution granting assistance in amount of$250,000 and approving
funding agreement with Pizza Luce for acquisition and redevelopment of 800 West
66th Street
Staff Report No. 55
Notes:
6. Consideration of contract with Stantec Consulting Services to conduct Rental Housing
Inventory and Needs Assessment
Staff Report No. 56
Notes:
7. HRA discussion items
Notes:
8. Executive Director report
Notes:
9. 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
Special Housing and Redevelopment
Authority Worksession
November 21 , 2011
CALL TO ORDER
The meeting was called to order by Vice Chair Quam at 6:30 p.m.
ROLL CALL
HRA Members Steve Quam, Vice Chair; Debbie Goettel; and Doris Rubenstein
Present:
HRA Members Sue Sandahl, Chair
Absent:
Staff Present: John Stark, Acting Executive Director; Christine Costello, Community
Development Coordinator; and Nancy Gibbs, City Clerk.
Item # I DISCUSSION REGARDING LEMETTRY AUTO BODY INTEREST IN
PURCHASING CANDLEWOOD OUTLOT
Acting Executive Director Stark presented background information regarding Candlewood
outlot. (City Clerk File No. 465)
Jim Carter, General Manager of Richfield Bloomington Honda, presented possible future plans
for the Honda dealership. Mark Balay of Balay Architects, was also present.
Rick LaMettry, owner of LaMettrys Auto Body, was also available to answer questions
regarding this possible purchase.
After much discussion, the commissioners agreed they would like to hear and see more
information on this project.
ADJOURNMENT
The meeting was adjourned by unanimous consent at 6:57 p.m.
Special Worksession Minutes -2- November 21, 2011
Date Approved: December 19, 2011
Steven J. Quam
Vice Chair
Nancy Gibbs John Stark
City Clerk Acting Executive Director
HOUSING AND REDEVELOPMENT
RICHFIELD AUTHORITY MEETING MINUTES
Richfield, Minnesota
Regular Meeting
November 21 , 2011
CALL TO ORDER
The meeting was called to order by Vice Chair Quam at 7:00 p.m.
ROLL CALL
HRA Members Steven Quam, Vice Chair; Debbie Goettel and Doris Rubenstein
Present:
HRA Members Sue Sandahl, Chair
Absent:
Staff Present: John Stark, Acting Executive Director; Karen Barton, Assistant Community
Development Director; and Nancy Gibbs, City Clerk.
Item #1 APPROVAL OF MINUTES OF (1) REGULAR HRA MEETING OF OCTOBER 17,
2011
M/Rubenstein, S/Goettel to approve the minutes of the Regular HRA Meeting of October
17, 2011.
Motion carried 3-0.
Item #2 HRA APPROVAL OF AGENDA
M/Rubenstein, S/Goettel to approve the agenda.
Motion carried 3-0.
HRA Meeting -2- November 14,2011
Item #3 CONSENT CALENDAR
Acting Executive Director Stark presented Staff Report No. 52.
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
M/Goettel, S/Rubenstein to approve the Consent Calendar.
Motion carried 3-0.
Item #4 CONSIDERATION OF CONTRACT WITH STANTEC CONSULTING SERVICES TO
CONDUCT RENTAL HOUSING INVENTORY AND NEEDS ASSESSMENT (STAFF
REPORT NO. 53)
Assistant Community Development Director Barton presented Staff Report No. 53.
Acting Executive Director Stark explained recommendation of Stantec Consulting Services.
After much discussion, the HRA decided to continue this discussion at the next HRA
meeting and invite Stantec Consulting Services to define needs assessment.
M/Quam, S/Goettel that this item be continued until staff can convey concerns and direction
to consultant to receive modified proposal at December HRA Meeting.
Motion carried 3-0.
Item #5 HRA DISCUSSION ITEMS
None.
Item #6 EXECUTIVE DIRECTOR REPORT
Acting Executive Director Stark reported that the Wellington Group closed on the K-Mart
property on Monday, November 14 and that the Cornerstone Group closed on the Lyndale Garden
Center site on Monday, November 21.
Item #7 CLAIMS AND PAYROLL
M/Goettel, S/Quam that the following claims and payrolls be approved:
HRA Meeting -3- November 14,2011
U.S BANK 11/21/2011
Section 8 Checks: 121172-121292 $ 154,410.93
HRA Checks: 31331-31355 $ 741,937.32
TOTAL $ 896,348.25
Motion carried 3-0.
ADJOURNMENT
The meeting was adjourned by unanimous consent at 7:28 p.m.
Date Approved: December 19, 2011
Steven J. Quam
Vice Chair
Nancy Gibbs John Stark
City Clerk Acting Executive Director
AGENDA ITEM#: 4
REPORT#: 54
STAFF REPORT
RICHFIELD HOUSING AND REDEVELOPMENT
AUTHORITY MEETING
DECEMBER 19, 2011
REPORT PREPARED BY: MICHELLE LEWIS/JULIE URBAN, HOUSING
SPECIALISTS
NAME,TITLE
REPORT PRESENTER: KAREN BARTON, COMMUNITY
DEVELOPMENT ASSISTANT DIRECTOR
NAME,TITLE
DEPARTMENT DIRECTOR REVIEW:
//r0i0% ■
REVIEWED BY EXECUTIVE DIRECTOR: G / r
46/41■II _ice
ITEM FOR HRA CONSIDERATION:
Consideration of annual Consultant Services Agreement with the Greater Metropolitan
Housing Corporation for 2012.
I. RECOMMENDED ACTION:
By Motion: Authorize the attached Consultant Services Agreement
with the Greater Metropolitan Housing Corporation for 2012.
II. BACKGROUND
The Greater Metropolitan Housing Corporation (GMHC) specializes in a variety of
housing programs, services and financing options for homeowners. The
partnership with the Richfield Housing and Redevelopment Authority (HRA) began
in 2004 and provides GMHC's services to residents at no cost.
Through November 2011 GMHC provided 873 services to 589 Richfield residents
through its Southside HousingResource Center (HRC) (see Attachment 1). In
addition, 16 Minnesota Housing Finance Agency rehabilitation loans were
processed through the HRC.
Services offered include, but are not limited to:
• Home buyer information, loan services (including Minnesota Housing
Finance Agency loans), construction consultations, energy assistance,
12192011 GMHC Services Contract.doc
mortgage foreclosure prevention, home improvement information, and
assistance with rental and emergency housing issues.
In 2011, GMHC coordinated a grant proposal to Minnesota Housing on behalf of
Richfield, Brooklyn Center and Crystal for an interest-rate write-down program.
Funds were awarded and beginning in 2012, GMHC will offer home rehabilitation
loans at three percent interest to income-qualified households in Richfield, Brooklyn
Center and Crystal.
The HRA has also successfully partnered with GMHC for the construction of
affordable houses built under the New Home Program as well as the purchase and
rehabilitation of properties through the Neighborhood Stabilization Program.
III. BASIS OF RECOMMENDATION
A. POLICY
• A partnership between the HRA and GMHC ensures the availability of
comprehensive rehabilitation resources and financing resources to
Richfield residents. It also serves to accomplish the two housing goals
and several housing policies identified in the 2008 Comprehensive Plan:
o Goal: Maintain and enhance Richfield's image as a community with
strong, desirable and livable neighborhoods.
• Support the rehabilitation and upgrading of the existing
housing stock.
• Encourage the creation of"move-up" housing through new
construction and home remodeling.
• Support ongoing maintenance and upkeep of residential
properties.
o Goal: Ensure sufficient diversity in the housing stock to provide for a
range of household sizes, income levels and needs.
• Encourage improvements to the housing stock to better
serve families with children and seniors.
• Promote the development, management, and maintenance
of affordable housing in the City through assistance
programs; alternative funding sources; and the creation of
partnerships whose mission is to promote low to moderate
income housing.
B. CRITICAL ISSUES
• GMHC offers Richfield homeowners comprehensive home improvement
support and a variety of programs in a cost-effective manner.
• GMHC offers their packages of programs and services in 16 metro area
communities. By partnering with GMHC for these services, Richfield will
remain competitive in the metro area.
C. FINANCIAL
• The cost of services for 2011 is $7,000; unchanged since 2009.
• Funds are allocated for these services in the 2012 HRA budget.
D. LEGAL
• The Agreement has been reviewed by legal counsel.
IV. ALTERNATIVE RECOMMENDATION(S)
• The HRA can choose to direct staff to modify the scope of services or modify the
amount with GMHC.
• The HRA can choose to not approve the Agreement.
V. ATTACHMENTS
• Copy of the Consultant Services Agreement
VI. PRINCIPAL PARTIES EXPECTED AT MEETING
• N/A
CONSULTANT SERVICES AGREEMENT
THIS IS AN AGREEMENT entered into the day of , 20_, by and
between the Richfield Housing and Redevelopment Authority, ("HRA"), and GREATER
METROPOLITAN HOUSING CORPORATION, a Minnesota non-profit corporation
("Consultant").
RECITALS
A. The Consultant has a division called The Housing Resource Center ("HRC").
GMHC has agreed to provide certain Services through HRC (as defined below) in connection
with the HRA's housing program.
B. The HRA desires to hire the Consultant to render this technical, professional, and
marketing assistance in connection with housing programs in the HRA for the term as set forth in
this Agreement.
C. Consultant is willing to provide such services on the terms and conditions set
forth herein.
In consideration of the foregoing recitals and following terms, conditions and mutual
promises contained herein, the parties agree as follows:
1. Scope of Services. The Consultant shall provide services as follows (the
"Services"):
a. Administer the following home improvement programs for residents of the City of
Richfield (the "City"): MHFA Fix Up Fund, Community Fix Up Fund and the
MHFA Rental Rehab Program (collectively the MHFA programs):
1. Providing information to residents and property owners about the
programs, upon request;
2. Assist the HRA in marketing the programs;
3. Receipt of applications from residents;
4. Processing applications;
5. Closing loans to qualified applicants in accordance with the applicable
program;
6. Overseeing the draw process for the funds, including, as necessary,
reviewing draws, reviewing the progress of the work and collecting lien
waivers and certificates of occupancy. Consultant may, for this purpose,
rely on third-party representations and certifications.
7. Provide monthly reports about the number of loans closed and the balance
in each loan program.
fh.us.3166730.04 1
- a
b. Assist City residents considering rehabilitation, including property visits, meet with
homeowners and potential contractors, suggest alternatives for rehabilitation to
homeowners, educate homeowners on the construction bid process, assist
homeowners to evaluate bids and work completed and construction progress.
c. Provide HRC housing information to City residents, including information on
emergency assistance, housing rehabilitation, first time homebuyers and limited
rental information;
d. Assist the HRA in developing programs to purchase and rehabilitate homes;
e. Coordinate these services out of Consultant's Minneapolis office; and
f. Have Consultant's staff visit residences as determined necessary by Consultant.
2. Term. This Agreement shall be in full force and effect from January 1, 2012 and
shall continue through December 31, 2012, unless otherwise terminated as set forth below.
3. Compensation. For services provided under this Agreement, the HRA shall pay
to the Consultant Seven Thousand Dollars ($7,000.00) within thirty (30) days after execution of
this Agreement. Pursuant to paragraphs lb through i f.
The Consultant shall receive compensation for administering the MHFA Programs directly from
the Minnesota Housing Finance Agency and not from the HRA. Pursuant to paragraph 1 a.
4. Termination. Notwithstanding any other provision hereof to the contrary, this
Agreement may be terminated as follows:
a. The parties, by mutual written agreement, may terminate this Agreement at any
time in which case the parties shall agree to the amount of fees payable to
Consultant.
b. HRA may terminate this Agreement upon the breach by Consultant of any of its
material covenants contained herein, where such breach shall have continued for a
period of thirty (30) days following the receipt by Consultant of a written notice
from HRA, specifying the alleged breach; provided, however, if the nature of a
non-monetary breach is such that Consultant cannot reasonably cure same in the
thirty (30) day period, Consultant shall not be deemed to be in breach if it
commences to cure within the thirty (30) day period, and diligently pursues same
to completion within ninety (90) days following receipt by Consultant of such
written notice. In the event of termination by HRA hereunder, Consultant shall be
entitled to fees due to the date the notice of breach is sent by the HRA.
c. If Consultant or HRA (as applicable) (i) files a voluntary petition in bankruptcy
(ii) files a voluntary petition for reorganization under any bankruptcy law, statute
or regulation or other similar statute or regulation, (iii) is adjudicated a bankrupt,
(iv) makes an assignment for the benefit of creditors or applies for or consents to
1b.us.3166730.04 2
y
the appointment of a receiver or trustee as part of or in conjunction with a
"creditor plan" with respect to any substantial part of its assets, or (v) a receiver or
trustee is appointed, or an attachment or execution levied with respect to any
substantial part of its assets, and said appointment is not vacated, or the
attachment or execution not released, within sixty (60) days, then this Agreement
shall, effective as of such date, without notice or further action by either party,
immediately terminate.
d. Consultant may terminate this Agreement upon the breach by HRA of any of its
material covenants contained herein, where such breach shall have continued for a
period of thirty (30) days following the receipt by HRA of a written notice from
Consultant, specifying the alleged breach; provided, however, if the nature of a
non-monetary breach is such that HRA cannot reasonably cure same in the thirty
(30) day period, HRA shall not be deemed to be in breach if it commences to cure
within the thirty (30) day period, and diligently pursues same to completion
within ninety (90) days following receipt by HRA of such written notice. In the
event of termination by Consultant hereunder. Consultant shall be entitled to
retain the entire fee under this Agreement.
5. Insurance.
a. During the term of this Agreement, the Consultant shall obtain and maintain
workers compensation, comprehensive general liability, and automobile liability
insurance. Comprehensive general liability insurance shall have an aggregate
limit of Two Million Dollars ($2,000,000.00).
b. Upon request by the HRA, the Consultant shall provide a certificate or certificates
of insurance relating to the insurance required. Such insurance secured by the
Contractor shall be issued by insurance companies licensed in Minnesota. The
insurance specified may be in a policy or policies of insurance, primary or excess.
c. Such insurance shall be in force on the date of execution of an Agreement and
shall remain continuously in force for the duration of the Agreement.
6. Indemnification.
a. Notwithstanding anything to the contrary in this Agreement, the HRA, its officers,
agents, and employees shall not be liable or responsible in any manner to the
Consultant, the Consultant's successors or assigns, the Consultant's subcontractors,
or to any other person or persons for any third party claim, demand, damage, or
cause of action of any kind, nature, or character, including intentional acts, arising
out of or by reason of the performance of this Agreement by Consultant. The
Consultant, and the Consultant's successors or assigns, agree to protect, defend and
save the HRA, and its officers, agents, and employees, harmless from all third party
claims, demands, damages, and causes of action, to the extent caused by the
negligence or wrongful acts of Consultant, and the costs, disbursements, and
1h.us.3166730.04 3
� - y
expenses of defending the same, including but not limited to, attorneys fees,
consulting services, and other technical, administrative or professional assistance.
b. Nothing in this Agreement shall constitute a waiver or limitation of any immunity or
limitation of any immunity or limitation on liability to which the HRA is entitled
under Minnesota Statutes, Chapter 466, or otherwise.
7. Assignment. This Agreement shall not be assigned, sublet, or transferred, in
whole or in part without the prior written approval of the HRA.
8. Conflict of Interest. The Consultant shall use best efforts to meet all
professional obligations to avoid conflicts of interest and appearances of impropriety in
representation of the HRA. In the event of a conflict, the Consultant, with the prior written
consent of the HRA, shall arrange for suitable alternative services.
9. Compliance with Laws. The Consultant shall comply with all applicable
Federal, State, and local laws, rules, ordinances, and regulations at all times and in the
performance of the services pursuant to this Agreement.
10. Notices. Any notices permitted or required by this Agreement shall be deemed
given when personally delivered or upon deposit in the United States mail, postage fully prepaid,
certified, return receipt requested, addressed to:
Consultant: Greater Metropolitan Housing Corporation
15 South 5`h Street, Suite 710
Minneapolis, MN 55402
ATTN: Suzanne Snyder
HRA: Richfield Housing and Redevelopment Authority
6700 Portland Avenue
Richfield, MN 55423
Or such other address as either party may provide to the other by notice given in accordance with
this provision.
11. Entire Agreement. This Agreement, any attached exhibits and any addenda or
amendments signed by the parties shall constitute the entire agreement between the HRA and the
Consultant, and supersedes any other written or oral agreements between the HRA and the
Consultant. This Agreement can only be modified in writing signed by the HRA and the
Consultant.
12. Third Party Rights. The parties to this Agreement do not intend to confer on
any third party any rights under this Agreement.
13. Counterparts. This Agreement may be signed in one or more counterparts but
all of which taken together shall constitute one instrument.
tb.us.3 166730.04 4
14. Choice of Law and Venue. This Agreement shall be governed by and construed
in accordance with the laws of the state of Minnesota. Any disputes, controversies, or claims
arising out of this Agreement shall be heard in the state or federal courts of Minnesota, and all
parties to this Agreement waive any objection to the jurisdiction of these courts, whether based
on convenience or otherwise.
15. Agreement Not Exclusive. The HRA retains the right to hire other housing
program consultants, in the HRA's sole discretion.
16. Data Practices Act Compliance. Data provided to the Consultant or created by
the Consultant under this Agreement shall be administered in accordance with the Minnesota
Government Data Practices Act, Minnesota Statutes, Chapter 13, as amended.
[Signature Page Follo4wsJ
tb.us.3166730.04
-
IN WITNESS WHEREOF, the parties hereto have executed, or caused to be executed by
their duly authorized officials, this Agreement on the respective dates indicated below.
HRA:
RICHFIELD HOUSING AND REDEVELOPMENT AUTHORITY
By:
Its: Chairperson
Date: , 20 .
By
It's Executive Director
Date: , 20 .
CONSULTANT:
GREATER METROPOLITAN HOUSING CORPORATION
By:
Its: President
Date: , 20 .
ib.us.3166730.04 6
AGENDA ITEM#: 5
REPORT#: 55
STAFF REPORT
RICHFIELD HOUSING AND REDEVELOPMENT
AUTHORITY MEETING
DECEMBER 19, 2011
REPORT PREPARED BY: KAREN BARTON, COMMUNITY
DEVELOPMENT ASSISTANT DIRECTOR
NAME, TIII.Is'
REPORT PRESENTER: KAREN BARTON, COMMUNITY
DEVELOPMENT ASSISTANT DIRECTOR
NAAIIs,TIrLI
DEPARTMENT DIRECTOR REVIEW: '
SJGNAT(/iii '
REVIEWED BY EXECUTIVE DIRECTOR: q �
i
ITEM FOR HRA CONSIDERATION:
Consideration of assistance in the amount of $250,000 and a funding agreement with Pizza
Luce.
I. RECOMMENDED ACTION:
By Motion: Consider the adoption of a Resolution granting
assistance in the amount of $250,000, and approving a funding
agreement with Pizza Luce for the acquisition and redevelopment of
800 West 66th Street.
II. BACKGROUND
Pizza Luce is requesting assistance from the Housing and Redevelopment Authority
(HRA) in the amount of $250,000 to facilitate the acquisition and rehabilitation of the
former Bridgeman's property, located at 800 West 66th Street.
At its meeting on July 25, 2011 the HRA approved a spending plan for the Lyndale
Gateway and Interchange TIF Districts in accordance with the Temporary TIF
Authority Act (the "Spending Plan") to utilize existing tax increment revenues from
the TIF Districts in order to stimulate construction or rehabilitation of private
development in a way that will also create or retain jobs. On August 9, 2011 the
12192011 Pizza Luce Business Subsidy
City Council held a public hearing regarding the Spending Plan and approved the
Spending Plan.
Pursuant to the Spending Plan, the HRA is authorized to spend Available Spending
g
Plan Increment (as defined in the Spending Plan) for any other private development
in the City for which the HRA finds that the private development will create or retain
jobs in the State (including construction jobs). Through the acquisition, substantial
rehabilitation, and subsequent opening of the restaurant, Pizza Luce anticipates
creating and/or retaining 15 full-time-equivalent jobs.
Pizza Luce is projecting to expend $2,847,500 (not including the assistance
provided by the HRA) for acquisition and rehabilitation. The rehabilitation activities
will include installation of a new two-level kitchen, completely new dining room with
seating for 140, new bathrooms, installation of an elevator, façade improvements,
and the addition of a new outdoor dining patio. A complete list of improvements is
attached to the Funding Agreement as Exhibit B. Without the HRA's assistance,
the renovation would be to a much lesser scale and would include fewer amenities
and improvements.
The assistance through the HRA is proposed to be granted in the form of a deferred
loan. The loan will bear no interest nor require any payments (except in the event
of a default), and will be forgiven after five (5) years, or at project completion,
whichever occurs first.
Providing the requested assistance to the Developer for the project pursuant to the
Funding Agreement is an eligible use of the excess tax increment available for use
under the approved Spending Plan.
III. BASIS OF RECOMMENDATION
A. POLICY
• Minnesota Statutes, Section 469.176, Subd. 4m, (the "temporary TIF
Authority Act") authorizes the HRA to spend available tax increment
from any existing tax increment financing district to provide assistance
in any form to private development consisting of construction or
substantial rehabilitation of buildings and ancillary facilities provided:
o Such assistance will create or retain jobs in the State of
Minnesota, including construction jobs;
o Construction commences before July 1, 2012 for private
commercial development;
o The construction would not have commenced before that
date without the assistance;
o Tax increments under the Spending Plan are spent by
December 31, 2012; and
o The City Council approves a written spending plan after
conducting a duly noticed public hearing that specifically
authorizes the HRA to take such actions.
B. CRITICAL TIMING ISSUES
• Pizza Luce is scheduled to complete the remodel and formally open in
June, 2012
C. FINANCIAL
• A total of$951,445 in excess tax increment has been identified under
the Spending Plan.
• A current balance of$301,445 remains available for this funding
assistance.
• A balance of$51,445 would remain if Pizza Luce is awarded the full
$250,000 in assistance.
• Pizza Luce is seeking $250,000 to aid in the acquisition and
rehabilitation of the former Bridgeman's Restaurant.
D. LEGAL
• The HRA attorney drafted the Funding Agreement
IV. ALTERNATIVE RECOMMENDATION(S)
• Do not approve the Funding Agreement.
V. ATTACHMENTS
• Resolution
• Funding Agreement
VI. PRINCIPAL PARTIES EXPECTED AT MEETING
• Representatives of Pizza Luce
s- �
RESOLUTION NO.
HOUSING AND REDEVELOPMENT AUTHORITY
IN AND FOR THE CITY OF RICHFIELD, MINNESOTA
RESOLUTION APPROVING THE EXECUTION AND
DELIVERY OF A FUNDING AGREEMENT BETWEEN
THE RICHFIELD HRA AND [PIZZA LUCE ENTITY]
WHEREAS, the Housing and Redevelopment Authority in and for the City of Richfield
(the "Authority") and the City of Richfield (the "City") have previously established the
Interchange Tax Increment Financing District and the Lyndale Gardens Tax Increment Financing
District (collectively, the "TIF Districts") within the Richfield Redevelopment Project Area and
adopted tax increment financing plans therefor, pursuant to Minnesota Statutes, Sections 469.001
to 469.047, as amended, and Sections 469.174 to 469.1799, as amended; and
WHEREAS, Minnesota Statutes, Section 469.176, Subd. 4m (the "Temporary TIF
Authority Act") authorizes the Authority to spend available tax increment from any existing tax
increment financing district, notwithstanding any other law to the contrary, to provide
improvements, loans, interest rate subsidies, or assistance in any form to private development
consisting of construction or substantial rehabilitation of buildings and ancillary facilities, if
certain conditions are met; and
WHEREAS, at its meeting on July 25, 2011, the Authority approved a spending plan for
the TIF Districts in accordance with the Temporary TIF Authority Act (the "Spending Plan") to
utilize existing tax increment revenues from the TIF Districts in order to stimulate construction
or rehabilitation of private development in a way that will also create or retain jobs; and
WHEREAS, on August 9, 2011, the City Council of the City held a public hearing
regarding the Spending Plan and approved the Spending Plan; and
WHEREAS, [Pizza Luce Entity], a Minnesota corporation (the "Developer") has
requested assistance from the Authority under the Spending Plan in the amount of$250,000 to
assist in the financing of the acquisition and substantial rehabilitation of the former Bridgeman's
building located at 800 66th Street West in Richfield, Minnesota and legally described in the
attached Exhibit A (the "Property").
WHEREAS, the Board of the Authority has been presented with a Funding Agreement,
between the Authority and the Developer (the "Funding Agreement"), pursuant to which the
Authority will provide $250,000 of the funds available under the Spending Plan to the Developer
to acquire and rehabilitate the Property under certain terms and conditions; and
WHEREAS, pursuant to the Funding Agreement, $250,000 in assistance will be provided
to the Developer as a forgivable loan secured by a second mortgage on the Property; and
39533lv1 JAE RC125-320
WHEREAS, the Authority has reviewed the Funding Agreement and finds that the
execution of the same and the Authority's performance of its obligations thereunder are in the best
interest of the City and its residents; and
NOW, THEREFORE, BE IT RESOLVED, by the Housing and Redevelopment
Authority in and for the City of Richfield, Minnesota as follows:
1. The Funding Agreement presented to the Authority and on file with the Community
Development Director is hereby in all respects approved, subject to modifications that do not alter
the substance of the transaction and that are approved by the Chairperson and Executive Director;
provided that execution of such document by such officials shall be conclusive evidence of
approval.
2. The Chairperson and Executive Director are hereby authorized to execute the
Funding Agreement on behalf of the Authority and to carry out on behalf of the Authority the
Authority's obligations thereunder.
Adopted by the Housing and Redevelopment Authority in and for the City of Richfield,
Minnesota this 19th day of December, 2011.
Suzanne M. Sandahl, Chair
ATTEST:
Secretary
2
39533lv1 JAE RC125-320
5
FUNDING AGREEMENT
THIS FUNDING AGREEMENT (the "Funding Agreement"), made and entered into as
of the day of , 20 by and between, the Housing and Redevelopment
Authority in and for the City of Richfield, Minnesota, a Minnesota public body corporate and
politic (the"Authority")and Pizza Luce VII, Inc. a Minnesota corporation(the"Developer").
BACKGROUND
On August 9, 2011, the Richfield City Council approved a spending plan (the "Spending
Plan") which authorizes the Authority to expend current cash balances on hand from two tax
increment district for activities which will generate jobs and which are commenced not later than
July 1,2012. Pursuant to the Spending Plan,the HRA is authorized to spend Available Spending
Plan Increment (as defined in the Spending Plan) for any other private development in the City
for which the HRA finds that the private development will create or retain jobs in the State
(including construction jobs); that the private development will commence before the required
date (depending on the type of development); and that such construction would not have
commenced before the required date without the assistance under the Spending Plan.
The Developer has requested assistance from the Authority in the amount of$250,000 to
assist in the financing of the acquisition and substantial rehabilitation of the former Bridgeman's
building located at 800 66U' Street West in Richfield, Minnesota and legally described in the
attached Exhibit A (the "Property"). The Developer will commence substantial rehabilitation
activities on the Property, as described in the attached Exhibit B, following the purchase of the
Property,and prior to July 1,2012.
The Authority has agreed to grant the Developer's request and provide such funding in
accordance with the terms herein.
NOW THEREFORE, in consideration of the mutual covenants and undertaking and
understandings of the parties, the sufficiency of which is hereby acknowledged, the parties agree
as follows:
I.ASSISTANCE PROVIDED
1.01 Authority Funding of Certain Activities. The Authority agrees to provide funds to
the Developer in the amount of up to $250,000 to assist the Developer in the acquisition and
substantial rehabilitation of the Property. The funds will be provided to the Developer at the
closing on the Developer's purchase of the Property upon the Authority being reasonably
satisfied, based on assurances from the Developer, that: (i) the Developer has sufficient
additional funds, including Developer equity, to pay the full purchase price for the Property;
(ii)the Developer has or will obtain sufficient funds, including Developer equity, to pay the cost
of the rehabilitation activities described on the attached Exhibit B, and has or will enter into
contracts providing for such work; (iii)the rehabilitation activities will create or retain jobs in the
395323v2 JAE RC125-320
1
state, including construction jobs; (iv) construction will commence before July 1,2012, and
would not have commenced before that date without the assistance; (v) the funds will be
expended for acquisition or rehabilitation activities prior to December 31,2012 (a closing
statement showing that at least$250,000 was paid at closing for the purchase of the Property will
satisfy that requirement); and (vi)the jobs described in Section 1.09 will be created during the
completion of the rehabilitation activities described in Exhibit B.
1.02 Source of Assistance. The funds provided hereunder are from the sources
identified in the Spending Plan approved by the City Council on August 9, 2011 and approved
by the Board of the Authority on July 25, 2011, and from no other source. Neither the City nor
the Authority shall have any obligation to provide funds beyond the amounts available under the
Spending Plan.
1.03 Form of Assistance. The Assistance will be provided in the form of a loan in the
principal amount of$250,000.
1.04 Loan. The loan shall not accrue interest. The full principal amount of the loan
will be due and payable on , 20_ [5 years from closing date] unless earlier
accelerated by default of the Developer,or released pursuant to Section 1.05.
1.05 Loan,Release. The loan will be released and forever discharged at any time prior
to , 20_ [5 years from closing date], upon: (i) the Developer providing the
Authority with sufficient evidence that the rehabilitation activities described in Exhibit B have
been completed as certified by the Richfield Building Official; and (ii) the Developer providing
the Authority with written evidence,in the form of a certificate from the construction manager of
the rehabilitation activities, that the jobs described in Section 1.09 were created. Upon
satisfaction of these requirements, the Authority will provide the Developer with an instrument
in recordable form discharging and releasing any mortgage described in Section 1.06 below.
1.06 Loan, Security. The loan will be secured by a mortgage in substantially the form
of the attached Exhibit C. The mortgage will be initially recorded by the Developer against the
Property.
1.07 Security. Subordination. The Authority acknowledges that its mortgage on the
Property will be subordinate to the lien of a loan provided to the Developer by [FIRST
MORTGAGE LENDER] for the acquisition and rehabilitation of the Property secured by a
mortgage in the amount of$250,000.
1.08 Assistance not a Business Subsidy. The parties acknowledge that the assistance
provided by the Authority to the Developer under this Funding Agreement is not a business
subsidy pursuant to Minnesota Statutes, Sections 116J.993 to 116J.995 (the "Business Subsidy
Act"). Pursuant to Section 116J.993, subd. 3(17), financial assistance provided to a developer
whose investment in the purchase of a site and site preparation is 70% or more of the assessor's
current year's estimated market value of such site is not a business subsidy. The assessor's
current year's estimated market value for the Property is $897,000. The Developer anticipates
expending approximately $2,847,500 (not including the assistance provided by the Authority in
395323v2 JAE RC125-320
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5 -5
the amount of$250,000) to acquire and rehabilitate the Property, which amount is more than
70%of the assessor's current year's estimated market value.
1.09 Job Creation Requirement. The Developer has agreed to cause the creation of at
least 10 new full-time equivalent construction jobs at the Property.
1.10 Developer Covenant Regarding Assistance. The Developer acknowledges that it
would not have commenced the acquisition and rehabilitation of the Property at this time without
the assistance provided pursuant to this Funding Agreement.
II.ADDITIONAL PROVISIONS
2.01 Conflict of Interests; Authority Representatives Not Individually Liable. The
Authority and the Developer, to the best of their respective knowledge, represent and agree that
no member, official, or employee of the Authority shall have any personal interest, direct or
indirect, in the Funding Agreement, nor shall any such member, official, or employee participate
in any decision relating to the Funding Agreement which affects his personal interests or the
interests of any corporation, partnership, or association in which he is, directly or indirectly,
interested. No member, official, or employee of the Authority shall be personally liable to the
Developer, or any successor in interest, in the event of any default or breach by the Authority or
County or for any amount which may become due to the Developer or successor or on any
obligations under the terms of the Funding Agreement.
2.02 Equal Employment Opportunity. The Developer, for itself and its successors and
assigns, agrees that during the construction of the substantial rehabilitation provided for in this
Funding Agreement it will comply with all applicable federal, state and local equal employment
and non-discrimination laws and regulations.
2.03 Titles of Articles and Sections. Any titles of the several parts, Articles, and
Sections of the Funding Agreement are inserted for convenience of reference only and shall be
disregarded in construing or interpreting any of its provisions.
2.04 Notices and Demands. Except as otherwise expressly provided in this Funding
Agreement, a notice, demand, or other communication under the Funding Agreement by either
party to the other shall be sufficiently given or delivered if it is dispatched by registered or
certified mail,postage prepaid,return receipt requested,or delivered personally; and
(a) in the case of the Developer, is addressed to or delivered personally to the
Developer at Pizza Luce Management,401 Second Ave N#210,Minneapolis,Mn
55401 Attn: JJ Haywood;
(b) in the case of the Authority, is addressed to or delivered personally to the
Authority at 6700 Portland Avenue South, Richfield, MN 55423,
Attn: Community Development Director;
395323v2 JAE RC125-320
3
5 '
r
or at such other address with respect to either such party as that party may, from
time to time, designate in writing and forward to the other as provided in this
Section.
2.05 Counterparts. This Funding Agreement may be executed in any number of
counterparts,each of which shall constitute one and the same instrument.
2.06 Recording. The Authority may record a memorandum of this Funding Agreement
and any amendments thereto with the Hennepin County recorder. The Developer shall pay all
costs for recording.
2.07 Costs of Authority. Prior to the Authority providing the assistance to the
Developer described in Section 1.01, the Developer shall pay the Authority for all costs and
expenses incurred by the Authority to provide such assistance, including administrative costs,
attorney's fees and expenses.
(The remainder of this page is intentionally left blank.)
395323v2 JAE RC125-320
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5 --1
IN WITNESS WHEREOF, the Authority has caused this Funding Agreement to be duly
executed in its name and behalf and its seal to be hereunto duly affixed and the Developer has
caused this Funding Agreement to be duly executed in its name and behalf as of the date first above
written.
HOUSING AND REDEVELOPMENT
AUTHORITY IN AND FOR THE CITY OF
RICHFIELD,MINNESOTA
By:
Its: Chair
(SEAL)
By:
Its: Executive Director
STATE OF MINNESOTA )
) SS.
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me this day of
20_,by Suzanne M. Sandahl,the Chair of the Housing and Redevelopment Authority in and for
the City of Richfield,Minnesota,on behalf of the Authority.
Notary Public
STATE OF MINNESOTA )
) SS.
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me this day of
20_, by Steve Devich, the Executive Director of the Housing and Redevelopment Authority in
and for the City of Richfield,Minnesota,on behalf of the Authority.
Notary Public
395323v2 JAB RC125-320
S-1
- S
[PIZZA LUCE ENTITY]
By: C)4k)(1
Its: c_60
tir COLLEEN M.JOHNSON
STATE OF MINNESOTA •
,� Notary Public
Minnesota
) SS. My Commission Expires January 31,2013
COUNTY OF HENNEPIN ) ��— — ——— —-- — — — Jee,
The fore oing instrument w s acknowledged before me this /3 day of
201.1, by 3vit tG 140...q good , the Cr. 0 of [Pizza Luce Entity], o
behalf of the corporation.
4.6geeijh totilfred„.„
Notary Public
395323v2 JAE RC125-320
S-2
S r cl
EXHIBIT A
LEGAL DESCRIPTION OF PROPERTY TO BE ACQUIRED
Tracts A,B and D,registered land survey no. 642,Hennepin County Minnesota
395323v2 JAE RC125-320
A-1
Io
EXHIBIT B
SUBSTANTIAL REHABILITATION ACTIVITIES
Pizza Luce will be doing a complete gut renovation of the old Bridgeman's restaurant on
66th Street. This renovation will include:
• new two level kitchen
• new dining area with seating for about 140
• new bathrooms in the lower level
• addition of an elevator
• replacement of dated mechanical and roofing systems and insulating the building
• electrical and plumbing upgrades
• making ADA improvements to the existing building
• façade improvements to the building including adding a patio across the 66th
Street face of the building
• rehabilitating and reconfiguring the lot to maximize parking
• incorporating new landscaping and exterior signage
395323v2 JAE RC125-320
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It
EXHIBIT C
MORTGAGE
P. O.Box 198
Kennedy&Graven
This Indenture made this _ day of , 20 , between PIZZA
LUCE VII, INC, a Minnesota corporation, Mortgagor, and THE HOUSING AND
REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF RICHFIELD,
MINNESOTA,a Minnesota public body corporate and politic under the laws of the State of
Minnesota,Mortgagee.
Witnesseth: That the said Mortgagor, in consideration of the sum of One ($1.00) Dollar
and other good, valuable and sufficient consideration, the receipt whereof is hereby
acknowledged, does hereby Grant, Bargain, Sell, and Convey unto the said Mortgagee, its
successors and assigns, Forever, all the tracts or parcels of land lying and being in the
County of Hennepin and State of Minnesota,described as follows,to-wit:
The separate tracts and parcels of land described
in the attached Schedule I. (The"Property")
To Have and to Hold the Same, Together with the hereditaments and appurtenances
thereto belonging to the said Mortgagee, its successors and assigns, forever. And the said
Mortgagor, for itself,and its successors and assigns,does covenant with the said Mortgagee,
its successors and assigns, as follows: That it is lawfully seized of said premises and has
good right to sell and convey the same; that the same are free from all encumbrances, save
and except reservations, restrictions and easements of record; that the Mortgagee, its
successors and assigns, shall quietly enjoy and possess the same; and that the Mortgagor
will Warrant and Defend the title to the same against all lawful claims not hereinbefore
specifically excepted.
Provided,Nevertheless, That if said Mortgagor, its successors and assigns, shall keep and
perform each and every one of its obligations under and pursuant to Section 1.05 of that
certain Funding Agreement dated as of , 20_ (the "Contract"), made and
entered into between Mortgagor and Mortgagee, and shall keep and perform all the
covenants and agreements herein contained, then this deed to be null and void, and to be
released at the Mortgagor's expense. This Mortgage secures a principal debt in the amount
of Two Hundred and Fifty Thousand Dollars ($250,000) payable by Mortgagor to
Mortgagee under the terms of the Contract, and amendments thereto, between Mortgagor
and Mortgagee.
And the Mortgagor, for itself; and its successors and assigns, does hereby covenant and
agree with the Mortgagee, its successors and assigns, to perform its obligations as above
specified, to pay all taxes and assessments now due or that may hereafter become liens
395323v2 JAE RC125=320
B-1
5 - �a
against said premises at least ten(10)days before penalty attaches thereto;to pay,when due,
both principal and interest of all prior liens or encumbrances, and to keep said premises free
and clear of all other liens or encumbrances;to commit or permit no waste on said premises
and to keep them in good repair; to complete forthwith any improvements which may
hereafter be under course of construction thereon, and to pay any other expenses and
attorneys'fees incurred by said Mortgagee, its successors or assigns,by reason of litigation
with any third party for the protection of the lien of this Mortgage.
That Mortgagor,does further covenant and agree that if any lien for labor,skill or material
shall be filed for record during the life of this Mortgage,upon or against the premises hereby
mortgaged, the said Mortgagor will, within thirty (30) days after the date of its filing for
record, either pay off the said lien and secure its satisfaction of record, or will protect the
Mortgagee against any loss or damage growing out of its enforcement,by furnishing a bond
for the same amount in the form and with the sureties to be approved by the Mortgagee.
In case of failure to pay said taxes and assessments,prior liens or encumbrances, expenses
and attorneys' fees as above specified, or to insure said buildings and deliver the policies as
aforesaid, the Mortgagee, its successors or assigns, may pay such taxes, assessments, prior
liens, expenses and attorneys' fees and interest thereon, or effect such insurance, and the
sums so paid shall bear interest at the highest rate permitted by law from the date of such
payment, shall be impressed as an additional lien upon said premises, and be immediately
due and payable from the Mortgagor, its successors or assigns, to said Mortgagee, it
successors or assigns, and this Mortgage shall from date thereof secure the repayment of
such advance with interest.
In case of default in any of the foregoing covenants, the Mortgagor confers upon the
Mortgagee the option of declaring a default and hereby authorizes and empowers said
Mortgagee, its successors and assigns,to foreclose this Mortgage by judicial proceedings or
to sell said premises at public auction and convey the same to the purchaser in fee simple in
accordance with the statute, and out of the money arising from such sail to retain all sums
secured hereby, with interest and all legal costs and charges of such foreclosure and the
maximum attorneys' fee permitted by law, which costs, charges and fees the Mortgagor
herein agrees to pay.
395323v2 JAE RC125-320
B-2
5 - 13
In Testimony Whereof, the said Mortgagor has hereunto set its hand the day and year first
above written.
906104 ()Qv
[PIZZA LUCE
By:
Its: C )
STATE OF MINNESOTA )
COUNTY OF HENNEPIN ) /
The foregoing instrument was acknowledged before me this ` 3 day of
r , 20B by `v i c. �wt.')f , the C co of
[Pizza Luce Fr], o behalf of the corporation.
Vt75itieze44. /-4-x-tes-
(Notary Stamp or Seal) Notary Public
This Instrument was drafted by:
Kennedy&Graven,Chartered
470 U.S. Bank Plaza
200 South Sixth Street
Minneapolis,MN 55402
(612)337-9300
395323v2 ME RC125-320
B-3
5 —VA
SCHEDULE I TO MORTGAGE
LEGAL DESCRIPTION
Tracts A,B and D,registered land survey no. 642, Hennepin County Minnesota
395323v2 JAE RCI25-320
B-4
AGENDA ITEM#: 6
REPORT#: 56
STAFF REPORT
RICHFIELD HOUSING AND REDEVELOPMENT
AUTHORITY MEETING
DECEMBER 19, 2011
REPORT PREPARED BY: JULIE URBAN/MICHELLE LEWIS, HOUSING
SPECIALISTS
NAME, TITLE
REPORT PRESENTER: KAREN BARTON, ASSISTANT COMMUNITY
DEVELOPMENT DIRECTOR
NAME,TITLE
DEPARTMENT DIRECTOR REVIEW: a
i /AL.OREVIEWED BY EXECUTIVE DIRECTOR: n fie / 6 k 1
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 November 21, 2011 meeting, the Housing and Redevelopment Authority
(HRA) was presented with a proposal from Stantec Consulting Services (Stantec) to
conduct a Rental Housing Study to better understand the Richfield rental property
market and subsequently the areas of need in the rental housing stock. The HRA
requested additional information be submitted and the item was tabled to the
December meeting.
At the HRA's request, the consultant submitted a revised proposal that included:
• An initial work session with the HRA.
• More information about the City's housing composition and how it compares
to that of other similar communities in the area.
12192011 Rental Housing Study Contract.doc
• Specific review of the Metropolitan Council requirements for Richfield.
With these clarifications, the primary goals of the Inventory and Needs Assessment
remain the same:
• Provide the HRA and staff with current data on the City's rental housing
supply; and
• Provide information about the broader rental housing market; and
• Inform the HRA's response to rental housing development proposals.
The revisions to the proposal increased the cost by $500 to $24,750.
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 RECOMMENDATION(S)
• Direct staff to execute a contract with Maxfield Research or Community
Partners Research.
V. ATTACHMENTS
• Stantec Proposal, Revised 11-30-2011
VI. PRINCIPAL PARTIES EXPECTED AT MEETING
• Jay Demma, Stantec
Stantec Consulting Services Inc.
itaii\sAk— 2335 Highway 36 West
St.Paul MN 55113
Tel:(651)636-4600
Fax:(651)636-1311
Stantec 4 Bonestroo
November 30, 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:
Thank you for inviting us to submit a revised proposal of services 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
November 30,2011
Richfield Rental Housing Inventory
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 ® 0 City of Forest Lake
study for the City of Forest Lake as part of an O • Rental Market
FIGURE q
initiative to amend the City's comprehensive r�' • o
ti "` _f
plan. ..w,
0 • 0
•The housing study included a detailed analysis • "
of demographic and economic conditions in the
City and surrounding communities. �•°
In addition, a thorough survey of for-sale, rental • `
(market rate and subsidized), and senior ® = ri,_.
housing was conducted in order to assess
current and forecasted market conditions. r• es.
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
(o -3
Stantec
November 30,2011
Richfield Rental Housing Inventory
Page 3 of 8
Greater Minnesota Housing Fund—Northeast
Minnesota Dynamic Housing Model
Stantec worked with the Greater Minnesota
Housing Fund to develop a dynamic housing
model that is designed to allow local officials
in Itasca and St. Louis counties to plan and
prepare for large-scale economic t ""`° a a
development. t
As part of this innovative modeling process, f
Stantec benchmarked the current supply of
- - ' - Proposed Study Area Bourdon.
housing at different price points in the two ,--- `
counties. The benchmark includes a survey j j '`;, }
of available for-sale and rental housing ! •., 1 ' '"'
throughout the study area. , grow^e r
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 14043
Study 10,000
8996
Stantec conducted a market study to determine 7,871
potential support for new development of 8,000 6,220
multifamily housing in Downtown North St. 6,000
4000 Paul. The study analyzed the demand for r market rate and affordable multifamily housing, gi 2,000 -- ' _. ■Owners
including both general-occupancy and age- _ °restricted concepts. Data was collected on the 2,000 - 1,250-1,176_-_1,023 ■Renters
demographic and economic conditions within a 4,000 --2,669
defined trade area and then compared against 6,000 - 4,319 3,833
the existing supply of multifamily housing in 8,000 - 5,873
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 Census
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
6 -q
Stantec
November 30, 2011
Richfield Rental Housing Inventory
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.
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November 30,2011
Richfield Rental Housing Inventory
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 rental 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 Meetings
Before any work begins, Stantec will meet with the HRA Board at a scheduled work session to set the study's
framework.As a follow-up to the work session, Stantec's research team will meet with City staff and
appropriate HRA Board members. The purpose of this meeting will be to:
. Review study objectives based on discussion from HRA work session
• 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.
Data collected as part of the rental inventory will be maintained in a spreadsheet/database and provided to
the City at the conclusion of Task 3 for on-going use after the study's completion. Furthermore, the data
included in the inventory will be summarized in a matrix and, as appropriate, a series of graphs, charts, and
maps intended to easily visualize and make comparisons among key data points.
For example, one set of comparisons will include ratios of each housing characteristic to the total number of
housing units.Additional comparisons may include the percentage affordable units within certain age
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November 30,2011
Richfield Rental Housing Inventory
Page 6 of 8
categories. Stantec will work with City staff to determine which types of comparisons may be the most
valuable and necessary for inclusion in the final report.
In addition to data specific to Richfield, Stantec will also collect comparable housing stock data for
surrounding communities(e.g., Bloomington, Edina, St. Louis Park, and select neighborhoods in South
Minneapolis), especially with respect to affordable housing units broken down by those that are rented or
owned.
The foundation of the Rental Inventory will be key characteristics of the housing stock, which are as follows:
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 vs market rate)
• Units serving special populations (e.g., seniors)
• 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.)
In order to make comparisons between the nature of the housing stock and its inhabitants, additional data on
the characteristics of renter households will be collected as well,which are as follows:
Characteristics of Renter Households
• Age of households
• Household size
• Household type
• Race
• Length of occupancy
• Income
• Rent burden
In addition to collecting and analyzing quantitative data, qualitative data based on interviews and a windshield
survey will be collected and summarized as well to provide a fuller perspective of the current rental housing
situation in Richfield.
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 .
Building upon data collected in Tasks 2 and 3, 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. This analysis will help City staff and the HRA Board to
determine what, if any, unmet needs exist in the City's current supply of rental housing.
A key component of the needs analysis will be to review the Met Council's current requirements for new
affordable housing in Richfield.As part of the Land Planning Act,the Met Council periodically assesses the
future need for affordable housing in the region and apportions this need to individual communities. Based on
review Met Council's requirement, Stantec will identify Richfield's forecasted affordable housing requirement
and compare this against its current supply.
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November 30, 2011
Richfield Rental Housing Inventory
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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.
Task 7—Presentation of Findings
Upon finalization of the study, Stantec will present the findings of the Rental Housing Inventory and 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 Inventory and Needs Assessment for$24,750, not including
reimbursable expenses, as detailed below.
Task Cost Schedule
Task 1: Project Initiation Meetings $1,000 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: Presentation of Findings $1,500 TBD
TOTAL COST ' ' $24,750
Stantec
November 30,2011
Richfield Rental Housing Inventory
Page 8 of 8
Note: Total cost does not include reimbursable expenses such as data purchases and mileage. These
expenses will not exceed$250, 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.
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 CONSUL NG SERVICES INC.
-,
/y ■-mma
Project Manager
Tel: 651-967-4551
Email:jay.demmaCa.stantec.com
PROJECT MANAGER/MARKET RESEARCH SPECIALIST
Jay M. Demma
Qualifications for
City of Richfield — Rental Housing 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
Bac helor 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,
(sl uc)
Jay has completed studies in 17 states,
Urban Land Institute(ULI) P leted over 150 senior housing
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
stantec Bonestroo
Co - (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 4 Bonestroo
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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.
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,
CorelDraw Suite ty Y 9 9, particularly in the last five
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 Bonestroo
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.
Stantec Bonestroo