11-18-2019 HRA and CC Work Session AgendaH R A/C ITY C O U N C IL/P L AN N IN G C O MMIS S IO N W O R K S E S S IO N W O R K S E S S IO N
B AR TH O LO MEW R O O M
N O V E MB E R 18, 2019
5:45 P M
C all to order
1.C onsideration of two potential development proposals for 6501 P enn Avenue S outh.
A djournment
Auxiliary aids for individuals with disabilities are available upon request. R equests must be made at least 96
hours in advance to the C ity Clerk at 612-861-9738.
AGENDA SECTION:Work Session Items
AGENDA ITEM #1.
S TAFF ME MO NO. 15
WORK SESSION
11/18/2019
RE P O RT P RE PA RE D B Y: J ulie Urban, Housing Manager
D E PA RTM E NT D IRE C TOR RE V IE W: J ohn S tark, E xecutive D irector
11/13/2019
O TH E R D E PA RTM E NT RE V IE W:
C ITY M A NA G E R RE V IE W: K atie Rodriguez, C ity Manager
11/14/2019
I T E M F O R WO RK S E S S I O N:
Consideration of two potential development proposals for 6501 Penn Avenue South.
E X E C UT IV E S UM M ARY:
The Housing and Redevelopment Authority (HRA ) owns the property at 6501 P enn Avenue South and is
currently seeking a developer to redevelop the property. Two developers presented their c oncepts for
redeveloping the site to policy makers on September 16. D evelopers were asked to return to a second study
session with additional information about their proposals.
Developers were asked to provide greater detail in the following areas:
W hat the projec t would be with just the HRA property and what it would be with the adjac ent properties
to the east and south?
W hat level of housing affordability could be c ommitted to?
W hat type of c ommercial could be realistic ally expec ted?
W hether or not acc essible units could be inc orporated?
If/how green space could be incorporated?
How the project meets City goals?
A summary of the two projects is provided here. Additional information is provided in attac hments to the staff
report.
Locus/N H H/B oisclair Proposal: Mixe d-use , up to thre e phases in se parate buildings, dee pe r
housing affordability possible.
Up to 77 units of rental housing could occur in the three phases (Phase A = 44 units; Phase B
= 10 units - renter or owner-occupied townhomes; Phase C = 38 units).
Phases B and C would oc cur when/if adjac ent property owners are willing to sell.
Up to 18,000 square feet of commercial space c ould be provided in Phases A and C . Developer
committed to seeking a c ommunity-based user. I f the appropriate use can't be found, the commercial
space would be c onverted to housing units/amenity spac e.
The housing would inc lude a range of affordability between 30% and 80% of the Area Median I ncome
(A MI ), in 20-100% of the project. The final mix will depend on the results of competitive funding
processes. These competitive processes add time to the development proc ess (e.g., 9% tax credits
awarded November 2020) and typically require a commitment to meeting needs for a spec ific segment
of the population (e.g., veterans, people leaving homeless shelters). The projec t team includes a
housing developer experienced in providing housing at deeper levels of affordability.
Project components are adaptable depending on which properties are acquired and what housing
financing is obtained.
Green space c ould be provided if a Phase B occ urs.
Broadway Investors Proposal: Mixe d-use , large r project including adjacent prope rties, mix ed-
income housing.
150 rental housing units would be provided in a large, L-shaped building with two-levels of
parking located along Oliver Avenue.
The developer's preference is to develop a larger area, including 6501 Penn Avenue South, 6525 Penn
Avenue S outh and three adjacent residential properties on Oliver Avenue.
Developer is c onfident residential owners are willing sellers. The commercial owner is more of an
unknown, in whic h case the building "leg" along Penn Avenue would be shortened, resulting in a
reduction of 45 units.
Up to 7,500 square feet of c ommercial spac e would be included. Uses aren't definite yet but might
include a food/beverage provider, co-working spac e, or y oga studio.
Between 28 and 32 units affordable at 50% of the AMI would be provided, c onsistent with Housing Tax
I ncrement Financing (TI F) District requirements (21 units, if 6525 commercial building is not
acquired).
"Vertical" green space would be provided through roof-top amenities, hanging gardens, and
landscaping along property lines.
Upon receiving the c ompleted questionnaires and updated site plans from both development teams, a group of
six staff members, representing different aspec ts of City and HRA functions met to review and discuss the
proposals. The staff members preferred the site plan and building lay out provided by the
Loc us/NHH/B oisc lair team and feel that it provides a better neighborhood fit on both Penn Avenue and Oliver
Avenue. I t was also agreed that this team has more experience in funding, constructing and managing
affordable housing and superior building and site design. The Broadway I nvestors team, however, has
demonstrated the ability to assemble sites and a willingness to modify their proposal to meet policy -maker and
resident concerns. S taff has some c oncerns about P enn Avenue vehic le access for both proposals that would
need to be explored regardless of whic h team is chosen. I n the end, all six staff members involved in this
review c ommittee had an overall preference for the Locus/NHH/Boisc lair proposal, but the group also agreed
that the Broadway I nvestors proposal has merit, and if chosen, would be comfortable moving forward with that
team.
D IRE C T I O N NE E D E D :
Staff and the development teams are asking for policymaker feedback on the direction they would like
development of the property to take to best meet the City's housing and land use goals.
Choices to consider:
1. Do you pr efer a smaller or larger project?
2. Is it mor e important to create a greater number of housing units or to offer deeper affordability?
3. How important is the commercial space and what type of commercial should it be?
4. W hich pr oject best fits with the neighbor hood character and uniqueness of Penn?
5. W hich pr oject provides the best transition to the neighborhood to the west?
6. W hat element should receive the highest priority in choosing a developer?
Staff will select a development team to wor k with based on the direction provided.
B AC K G RO UND INF O RM AT IO N:
A.H IS TOR IC AL C ON TEXT
The property at 6501 Penn Avenue South has been a Bumper to Bumper auto parts store for
many y ears. The second building on the property has been occupied by a variety of auto-related
uses over the years, but mostly vacant in rec ent y ears. The property had been for sale off and on
in the past couple of years. I n 2018, the owner reached out to staff about purchasing the
property, and the HRA purchased it in January 2019.
The HRA property is approximately half an ac re in size, a c orner property, and is adjacent to
retail commerc ial to the south (6525 P enn Avenue South) and two single-family residences and a
duplex to the east. The size of the property, inc luding 6525 Penn Avenue South and the three
adjacent residential properties is 1.44 ac res. The entire area is zoned and guided for Mixed Use
Community with the Penn Avenue Overlay. Commerc ial and multi-family are both permitted uses.
The maximum allowed height is eight stories.
B.P OL IC IE S (resolutions, ordinances, regulations, statutes, etc):
The property is zoned and guided for Mixed Use with the Penn Avenue Overlay. The goal of the
Penn Avenue Corridor District is to provide for a balanced mix of c ommercial, office and
residential uses that together create a c ohesive and pedestrian-friendly area.
The C ity's C omprehensive Plan and Housing Visioning statement enc ourage the development of a
full range of housing c hoices.
The C ity's I nclusionary Housing P olicy requires the inclusion of at 20% of units affordable at 60%
of the Area Median I ncome for all projec ts receiving city financial assistanc e.
C.C R IT IC AL T IMIN G ISSU E S:
Direction from policymakers is needed before a development team can move forward.
For redevelopment to begin in 2020, a developer should be selected this Fall.
T he sooner new development proceeds, the sooner the substandard buildings can be
removed from the site.
Next Steps:
I f a development team is selected, staff will begin negotiating a pre-development agreement
and the development team may begin conversations with the neighborhood.
Once a pre-development agreement is signed and a deposit submitted, work with HRA
consultants on a development agreement and financ ial feasibility c an begin.
A dditional funding sources could be sought once a development agreement and
commitment to sell the property is approved.
The entitlement proc ess would likely oc cur onc e a development agreement is approved.
D.F IN AN C IAL IMPAC T:
The HRA purc hased the property in J anuary 2019 for $480,700.
Once a single development team is selected, a pre-development agreement c an be negotiated,
and a deposit will be required to cover HRA staff and consultant c osts. Until that time, the HRA
absorbs staff c osts and any work by legal and financ ial c onsultants is limited.
E.L E GAL C ON S ID E R AT ION :
None at this time.
ALT E R N AT IV E (S ):
Polic ymakers may determine that neither development proposal is appropriate for the site and direct staff to
seek other development proposals.
P R IN C IPAL PAR TIE S EXP E C T E D AT ME E T IN G:
Representatives from Broadway I nvestors and Representatives from NHH Properties, Boisclair Corporation
and Locus Arc hitects
AT TAC H ME N TS :
D escripti on Type
C omp P lan/S i te C ontext Map B ackup Materi al
S ite P hotos B ackup Materi al
B roadway Investors B ios B ackup Materi al
P roject Informati on B roadway Investors B ackup Materi al
B roadway S ite P lan B ackup Materi al
P roject Informati on L ocus N H H B oisclair B ackup Materi al
L NB S i te P lan and Images B ackup Materi al
6528
6540
64456444
6500
6436
6501
2112
6444
6436
6529
6445
6427
6420
6525
6545 2208
6532
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66002321 6601
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6501 Penn Ave - Site Context & Comp Plan
0 100 200 300 400 50050FeetPENN AVE66TH STREET OLIVER AVEI:\GIS\Community Development\Staff\Planning Tech\Projects\6501 Penn site context.mxd
Future Land Use
Mixed Use
Community Commercial
Neighborhood Commercial
High Density Residential
Medium Density Residential
Low Density Residential
65TH ST
Potential extent of development
HRA-owned property
CVS
Dunkin'
Aida
RichfieldLiquor
NOVOapartments
6501 Penn Avenue View from Penn Avenue – looking East View looking Southwest
Broadway Investors
Erik Winegarden has over 18 years of rental property experience, beginning in 2001 while he
was playing for the Philadelphia Phillies, buying property in the off seasons. He owned and
managed rental properties in Minneapolis/St. Paul between 2001 and 2006. Once done playing
baseball, He purchased a home in Richfield which he still owns today and obtained his Real
Estate license in 2006. Erik has specialized in residential and apartment sales, having sold 1,200
residential homes across the MSP metro, totaling over $300,000,000 in total sales
volume. Family is important to Erik, he spends time outside of real estate coaching his three
boys in baseball and football! He also has a passion for helping others through the struggles of
addiction. He currently serves on the board of Life Rebuilders, a nonprofit based in the Twin
Cities that houses and helps transition those with addictions back into life so they can give back
to those who are working through the same issues.
David Lundy has over 22 years of real estate and banking experience, with an emphasis on
property acquisition & development, commercial lending and real estate portfolio
management. His current endeavors include developing a large apartment project, managing
several construction companies and operating a 30,000 sq. ft. coworking facility. Personally,
David enjoys time spent with his wife and five daughters exploring the outdoors and all things
soccer. He currently serves on the board of Hubbell Realty Company, Des Moines premier full
service real estate development company.
6501 Penn Avenue
Development Questionnaire
Development Team
Broadway Investors, LLC
Erik Winegarden - Developer
David Lundy – Developer
Team Members - List members and roles, examples of other projects
Erik Winegarden – Developer
• NOVO Apartments at 66th & Queen – Developer
• 18 years of rental property experience
• Developer/Broker with specialty in residential & apartment sales with over 1,200 sold homes
David Lundy – Developer
• NOVO Apartments at 66th & Queen - Developer
• Evolve Workplace, a coworking facility in West Saint Paul – Founder
• Hubbell Realty, Des Moines, IA – Director & Shareholder
• Various homebuilding & land development in IA & MN
• 15 years experience in commercial banking
Sambatek – Todd Olin Civil Engineer
Dan O’Brian – DSO Architecture
• Both Todd & Dan were involved in the NOVO Apartment project.
Housing Affordability - # of units by affordability level, plan for achieving
The project is expected to provide approximately 28-32 affordable units within the guidelines for a “20%
@ 50%” TIF plan.
Experience Constructing/Managing Affordable Housing – names of projects
The Team Members are all involved with the NOVO Apartments project located at 66th & Queen in
Richfield.
If the development team is chosen to move forward on the 6501 Penn Project, qualified general
contractors and property managers will be interviewed to determine the right fit for the project. The
development team has worked with several well-known organizations within the Twin Cities and are
confident that several of these groups will be willing and interested in the project.
Accessibility - # of units, level of accessibility
The project is expected to provide a minimum 3-4 zero-barrier accessible units.
Unit Mix/Type
The approximately 150 unit development will consist of a mix/type that includes studio, 1, 1+den & 2
bedroom units. Further details on size, amenities and mix will be driven by project specific market
study.
Target Market
Based on previous market studies of the area, it is anticipated that the primary target market will consist
of individuals in the 25-35 and 45-64 age range. This is not an exclusive target market, but one
specifically noted in recent market studies.
Property Management
Property Management will be handled by a qualified third-party. Management teams that have been
interviewed for similar buildings include:
The Excelsior Group
Steven Scott Management
Commercial Space – size, plan/intent for space, affordability, plan for achieving
The project plan currently calls for approximately 7,500 square feet of retail space to be located on the
first floor in the Northwest portion of the development facing Penn Ave.
While the development team has ideas for what type of businesses would best serve the immediate
neighborhood and Richfield as a whole, it is still very early in the development process to be locking
down specific users. That said, possible commercial tenants include a food/beverage provider, a
coworking space, yoga studio or other “more local” tenants with a preference to those tenants
providing a unique experience in line with Richfield’s “Urban Hometown” plan.
Plan for Adjacent Property
The development team plans to acquire or establish Phase II construction plans to incorporate the
adjacent parcels. This includes the adjacent single-family residences located East of 6501 Penn as well
as the commercial property located directly South of 6501 Penn.
Regarding the single-family residences, Broadway Investors currently has one signed purchase
agreement and is in negotiations on the remaining two.
While we remain confident in our ability to secure the commercial property to the south, we have
preliminary project numbers that support the viability of a development project exclusive of the
southern commercial property. Without the additional commercial parcel, unit count shall be reduced
by approximately 45 units to 105 total units.
Site Plan
See attached site plan. Additional plans for 6501 Penn specifically, as well as 6501 Penn and the
adjacent single-family residences forthcoming.
Design Goals
Design goals for the development are consistent with the City/Corridor goals for an “Urban Hometown”
feel while taking into consideration the surrounding neighborhood. Specifically, the building mass will
be focused on the Penn Ave side of the property, with underground and off-street parking, a focus on
green space and thoughtful transitions between the development and adjacent properties further
discussed below.
Height
The proposed development will be four to five stories on the West and North sides of the property.
Neighborhood “Fit”
The development is designed to best provide for a neighborhood that is commercial to the West and
residential to the East. Efforts to provide appropriate transition between these two uses include:
• A strong urban look along the Penn Ave/Western property line.
• Landscaping to provide a break between the street and the building profile.
• Step-down elevations on the Eastern property line to soften the impact of the commercial use
and the residential neighborhoods to the East.
• Parking and ingress/egress situated of 65th to minimize the effect of additional traffic created by
the development.
•
Parking/Parking Ratio
The development is seeking to provide a parking/unit ratio of 1.25:1, with a minimum of a 1.15:1
parking ratio.
Green Space
The development seeks to incorporate green space into a very tight building footprint. Examples
include:
• Inclusion of a rooftop deck/garden
• Hanging gardens where applicable to
• Landscaping along the property lines to reduce environmental heat gain, provide shade to
pedestrians and soften the transition from street to building elevations.
City/Corridor Goals – How does the proposed project meet City goals for the community and the goals
for the Penn Corridor?
The proposed project is in line with the City comprehensive plan for the community as well as the
proposed Penn Corridor Master Plan. In developing an overall plan for the site, as well as designing the
building and its amenities, many key themes from both the City’s comp plan and the Penn Master plan
were incorporated.
Specifically, the development plan took note of the City’s desire to:
Promote the development of a balanced housing stock that is affordable to a range of income levels. –
The project shall incorporate an affordable component as discussed above. In addition to financial
considerations, a 20% @ 50% TIF plan was chosen to be in line with the City’s stated goal of giving
priority to proposals for housing that contain a mix of market-rate and affordable units, with a higher
proportion of market-rate units.
Encourage the creation of “move-up” housing – The development shall provide for new housing stock
that will help satisfy the need for higher quality apartment units as well as provide for the need for unit
sizes for growing families
Offer a mix of residential and complementary commercial uses that embody and preserve the feel of the
“Urban Hometown” in their design. – The development shall provide for the inclusion of residential and
retail space that supports this goal. Specifically, the development seeks to incorporate a food/beverage
tenant as well as perhaps a coworking space or alternative retail space user depending on market
demand.
Create mixed use areas along major transportation corridors in response to the future of housing
demands. – The development specifically meets this desire by providing a mixed-use first floor with
additional housing units above.
Housing choices that welcome diversity of age, race and physical ability with quality amenities and a safe
living environment. – The development seeks to meet these choices by providing affordable and
accessible units at a level driven by the financing and market demand characteristics of the project.
Amenities will include heated underground parking, roof top deck/garden and on-site retail. Tenant and
community safety will be a priority and addressed in part by a well thought out lighting plan, building
access plan and appropriately places security cameras.
Establish site design and architectural characteristics that provide appropriate transitions between
lower and higher intensity uses. - Building characteristics that include townhome style housing (1st level
units on SW portion of the development), shared community spaces (potential co-working retail tenant)
and energy efficient building systems (solar panels, LED lights, reflective roof membrane, high efficiency
HVAC systems, etc)
With respect to the Penn Corridor Master Plan, the proposed development addresses the following
items:
Design Guidelines
• Street Type: The development shall provide an aesthetically pleasing transition from the street
to the frontage and building design. Specifically, site furnishings, boulevard plantings, lighting
and access to residential walk up units are examples of items that are part of the design.
• Frontage Type: The building placement and mass have been shifted to the North and West of
the subject property to provide for a strong urban feel along Penn while easing the transition
from the Eastern portion of the development and the adjacent residential neighborhood.
• Building & yard wall, i.e. the transition from public to private property: The plans incorporate an
Inviting entrance to the commercial space on the corner of Penn & 66th. To the south, walk up
residential units off Penn will provide an attractive visual change from sidewalk to building.
Additionally, a step-up design for the East side of property has been chosen to soften the flow
between the site and residential neighbors and to minimize light pollution.
• Sustainability: The development is planned with sustainability in mind. For instance, the
incorporation of green space (rooftop deck/garden, hanging gardens, boulevard plantings, etc.)
is done both for the residents, employees and customers interacting with the space, but also to
reduce environmental heat gain. Consideration for various methods of energy conservation
(solar panels, LED lights, reflective roof membrane, high efficiency HVAC systems, etc) and storm
water management will be ongoing.
Estimated Market Value
The proposed development’s estimated market value upon completion is between $28 and $32 million.
Financing
The development team has various sources of public and private funding sources that it plans to
incorporate into the overall financing of the project. Grant funds shall be sought, including the Livable
Communities Demonstration Act, Transit Oriented Development funds (state and county), Minnesota
Housing’s Impact Fund, and HOME and Affordable Housing Incentive Funds through Hennepin County.
Preliminary discussions have begun with several of those sources.
Need for Public Financial Assistance
The development team anticipated that TIF funding will be necessary to provide for a financial feasible
project.
Estimated Timeline
The development team anticipates a 22-30 month entitlement, permitting and construction timeline.
Please note this timeline is dependent many variables, including the timing to establish control of the
various parcels, the City’s cooperation and the ability to secure TIF financing.
DN
DOWNPARKING
LEVEL P-3
(LOWEST LEVEL)
ESTIMATED GARAGE
STALLS 75
GARAGE PARKING
DNDN
DOWN6501 Penn Avenue South
Richfield, MN
CONCEPT SITE PLAN
w/ South Parcel10-17-2019 21960
0
NORTH
SCALE IN FEET
40 80
CONCEPT SITE PLAN OVER AERIAL PHOTOCONCEPT SITE PLAN FLOOR PLATE BREAKDOWN
DN
DOWNPARKING
LEVEL P-2
ESTIMATED GARAGE
STALLS 69
GARAGE PARKING
SURFACE
PARKING
RIGHT OUT
SURFACE PARKING 45
DN
DOWN6501 Penn Avenue South
Richfield, MN
CONCEPT SITE PLAN
w/ South Parcel10-17-2019 21960
0
NORTH
SCALE IN FEET
40 80
CONCEPT SITE PLAN OVER AERIAL PHOTOCONCEPT SITE PLAN FLOOR PLATE BREAKDOWN
DN
DOWNRETAIL/PARKING
LEVEL 1
ESTIMATED GARAGE
STALLS 16
DECK STALLS 66
RETAIL/CO-WORKING
ALONG PENN AVENUE ON
ELEVATED WALK WAY
17,000 SF
GARAGE
PARKING4,000
TAPHOUSE
UPPER
DECK
PARKING
16
9
13
18
10
3,500
CO-WORK
9,500
WALK-UP
UNITS
6501 Penn Avenue South
Richfield, MN
CONCEPT SITE PLAN
w/ South Parcel10-17-2019 21960
0
NORTH
SCALE IN FEET
40 80
CONCEPT SITE PLAN OVER AERIAL PHOTOCONCEPT SITE PLAN FLOOR PLATE BREAKDOWN
DN
DOWNHOUSING -
LEVELS 2,3,4,5
25,000 GSF
X80% USABLE = 20,000 NSF
/ 750 SF = 26UNITS/FLR
X 4 FLOORS = 104 EST.
/500 SF = 40 UNITS/FLR
X 4 FLOORS = 160 EST.
MULTI-FAMILY HOUSING
TOTAL PARKING = 271
6501 Penn Avenue South
Richfield, MN
CONCEPT SITE PLAN
w/ South Parcel10-17-2019 21960
0
NORTH
SCALE IN FEET
40 80
CONCEPT SITE PLAN OVER AERIAL PHOTOCONCEPT SITE PLAN FLOOR PLATE BREAKDOWN
6501 Penn Avenue
Development Questionnaire
Development Team
Locus Architecture, NHH Properties & Boisclair Corporation
See attached bios
Team Members - List members and roles, examples of other projects
Adam Jonas – Project Architect
Paul Neseth– Project Architect
Wynne Yelland – Project Architect
Adam Seraphine – Development/Project Management
Michael Barnett – Acquisitions/Development
Lori Boisclair – Development/Affordable Housing/Property Management
See attached bios
Housing Affordability - # of units by affordability level, plan for achieving
Affordability for Phase A would likely include 9% or 4% tax credits. Income averaging would be
proposed and include income and rent levels of 30%, 40%, 50%, 60%, 70% and 80% AMI. Set-aside of
units would be subject to competitiveness of funding and range from 20%-100% of units.
Applicant would apply for S811 Units-Supportive Housing Project Based Rental Assistance – MN
Housing & Dept of Human Services. No more than 25% of units can receive S811 subsidy. Eligible
tenants include households comprised of one or more persons with a disability who are at least 18
years old but less than 62 years old and are extremely low income (30% AMI).
Applicant may propose 4-5 units set-aside for persons experiencing long-term homelessness.
Experience Constructing/Managing Affordable Housing – names of projects
Amorce I - 170 units – 110 Senior / 60 Family
Amorce II – 86 Family units
Bloomington Associates – 212 Senior & 94 Family units
Cedar Point II – 72 units of “for sale” affordable units (under development)
Century Hill Townhomes – 55 Family units
Hampden Square Apts & TH – 86 Family units
Highlands Apts & TH – 97 Family units
Park Place Townhomes – 36 Family units
Reprise Associates – 110 senior & 60 multifamily units
Robbins Landing Apartments – 110 senior units
Locus Non-Profit Collaborators:
• Seward Redesign https://redesigninc.org/
• Cheeriup http://cheeriup.com/
• Beez Kneez https://www.thebeezkneezdelivery.com/
• 826 MSP writing program https://www.826msp.org/
• Soomaal House of Art https://www.soomaalhouse.com/
• Solcana Fitness - gender inclusive gym https://solcanafitness.com/
• Du Nord Craft Spirits http://www.dunordcraftspirits.com/
• FOCI - Minnesota Center for Glass Arts https://www.mnglassart.org/
• Glass studio
• CAPI (Center for Asian and Pacific Islanders) https://www.capiusa.org/
• Services and food shelf focused on refugees
• East Side Enterprise Center https://www.daytonsbluff.org/
• Circus Juventas https://circusjuventas.org/ circus school
• Real Architecture Workshop http://rawdesignbuild.com/
• students collaborating with communities to design and build meaningful spaces in under a
week
• (Universidad Autónoma Benito Juárez de Oaxaca, Comunales de San Pablo Etla, Ucare Project,
Tolvsrod, Norway, Neema Village, Arusha, Tanzania)
• Northwest Passage http://nwpltd.org/ - youth mental health treatment center
• Walker Art Center https://walkerart.org/
• University of Minnesota https://twin-cities.umn.edu/ State Fair Installation
• White Bear Unitarian Universalist Church https://www.wbuuc.org/
• Unitarian Universalist Church of Minnetonka https://uucmtka.org/
• Vinje Lutheran Church https://www.vinjechurch.com/
• First Lutheran Church of Cedar Rapids https://www.firstlutherancr.org/
• Ner-Tamid Synagogue, San Francisco https://www.nertamidsf.org/
• Congregation B’Nai Israel, Sacramento https://www.cbisacramento.org/
Accessibility - # of units, level of accessibility
While the International Building Code dictates accessible units, our team will be providing hearing and
vision impaired requirements in our handicapped units. If successful with S811 funding 25% of the
total units may be 100% accessible for these tenants.
Unit Mix/Type
See attached unit mix matrix
Target Market
The applicant will have an Affirmative Fair Housing Marketing Plan. The Housing Market area includes
the following Target Markets; White, American Indian or Alaskan native, Asian, Black or African
American, Hispanic or Latino, Persons with disabilities, Families with Children.
Property Management
Boisclair Corporation – See attached resume
Commercial Space – size, plan/intent for space, affordability, plan for achieving
From affordable housing to local business promotion, our team brings great depth of experience in
working with local communities to catalyze neighborhoods. In addition to the non-profits already
mentioned, other collaborators include the following - all of which have been catalysts for
sustainability, education, diversity, equity, health, and well-being:
• Birchwood Cafe https://www.birchwoodcafe.com/
• Food Building https://www.foodbuilding.com/
• Kieran’s Kitchen https://kieranskitchen.com/
• Baker’s Field https://bakersfieldflour.com/
• Alemar Cheese Company http://alemarcheese.com/
• Red Table Meats https://www.redtablemeatco.com/
• Minneapolis Park & Recreation Board https://www.minneapolisparks.org/
• Sandcastle http://www.sandcastlempls.com/home
• Farmtable Foundation https://farmtablefoundation.org/
• Chowgirls https://www.chowgirls.net/
• Minnesota Children’s Museum https://mcm.org/
Commercial space is limited to phases A & C. There is the potential to have up to 18,000 Sf of
commercial/common space in the project. The applicant intends to market the space to local
community-based collaborators and commercial users. Should the applicant go to market and not
receive acceptable levels of interest, the applicant has the ability to increase the amenity space within
the building to accommodate services for the resident base.
Plan for Adjacent Property
See attached site plan.
The applicant would like to implement affordable for sale or rental townhomes on Oliver Ave. This
allows the developer to increase the green space, add additional housing options to the site, decrease
the impact of height and density of Oliver Ave.
Site Plan
See attached site plan.
Design Goals
The corner of Penn and 65th can be catalyzed to bring mixed residential and commercial function to
the neighborhood. The “L” shaped plan of Phase A enables the ground floor commercial space to
activate Penn as well as 65th. The existing bus stop has potential to be incorporated into the building -
creating an amenity for both new residents as well as the neighborhood.
A phased approach enables 2 subsequent Phases (B to the east and C to the south) to develop as
property is acquired over time - it’s notable that moving forward with Phase C is not dependent on the
completion of Phase B. These subsequent configurations expand on the notion of a development that
is of the place - site specific and inclusive of the neighborhood character and residents - not 'one size
fits all’.
Activated street fronts, public art, green spaces, community spaces, and appropriate scale will be
included throughout all 3 Phases. See "Neighborhood Fit” below.
Quality, durable materials will ensure the project is beautiful and built to last for decades to come.
Height
Appropriate scale and relationships to one another as well as the neighborhood will be thoughtfully
considered with City and community feedback.
•Phase A will be built up to 6 stories (approximately 70’ above Penn, with stepped-back upper stories
required).
•Phase B’s townhomes will be 2-3 stories (20’ to 30’ above 65th and Oliver).
•Phase C will be built up to 6 stories. (similar to Phase A - approximately 70’ above Penn, with
stepped-back upper stories as required)
Neighborhood “Fit”
The scale of the 3 phases ‘steps down’ from Penn to Oliver with 2-3 story townhomes on 65th and
Oliver Avenue as identified in Phase B. This design enables more density on the Penn corridor while
appropriately scaling to the existing single-family residences on Oliver.
The commercial uses will grow from the interests of the neighborhood - not be imposed upon them.
We will work with our networks of non-profits as well as the City of Richfield and its community
members to find a great fit.
Parking/Parking Ratio
Phase A: 58 parking spaces / 1.32 spaces per unit (44 units)
Phase B: 22 parking spaces / 2.2 spaces per unit (10 units)
Phase C: 38 parking spaces / 1.65 spaces per unit (23 units)
Phases A-C: 118 parking spaces / 1.53 spaces per unit (77 units)
Green Space
Over 6,000 sf of green space is proposed to accommodate pedestrian friendly functions throughout all
3 phases including, but not limited to, plaza, play spaces, public art, native plantings, and pervious
hardscaping throughout all phases.
City/Corridor Goals – How does the proposed project meet City goals for the community and the goals
for the Penn Corridor?
Richfield City Goals
The 3-phase development will provide increased density and improvements to area. Our team has
extensive experience working with non-profits, for-profits, local businesses, and community members
to improve infrastructure, promote local economic development, and ensure equitable projects. We
are equipped to provide a large range of affordable housing options and activate strong community
outreach. We will work with the city staff to best achieve these goals throughout all phases of the
project.
Infrastructure: We will work closely with governing jurisdictions to best meet the goals of the city of
Richfield and the development of the Penn Avenue Corridor. Phase A has the potential to integrate the
existing Penn Avenue bus stop into the building and will provide an improved sense of place and street
presence.
Economic Development: We are committed to supporting the interests of local businesses, and will
endeavor to pursue a commercial tenant that adheres to the spirit of enriching community value. This
could include: a business incubator space, creative makerspace, services for affordable housing,
activities for children, and/or community amenities.
Equity: Our team has worked with many community institutions that promote equity, from
orphanages in Tanzania to supporting housing for the homeless in the MSP metro area. We are
committed to including and supporting historically marginalized groups.
Housing Options: We are exploring options beyond the minimum requirements for affordable housing
and can go deeper into the types of affordable housing to accommodate underserved populations.
Examples include housing for disabled veterans, the homeless, and low-income families.
Community Outreach: If our team is selected for this project, we intend to engage the extent of the
community (namely those who are often unable to be involved) through well-planned outreach events
and open lines of communication from the beginning of the process.
Estimated Market Value
PHASE A (5 Stories) $ 9,990,000.00
PHASE B (Townhomes) $ 3,500,000.00
PHASE C (5 Stories) $ 5,467,500.00
TOTAL $ 18,957,500.00
Financing
Financing will include applying for either a 4% or 9% allocation of tax credits; Minnesota Management
Budget for Housing Revenue Bonds with the right of 4% or MN Housing for 9% tax credits. First
mortgage Lender will be either a HUD 221d4 or a FNMA MTeb.
Providing affordable housing will require gap funding which the applicant will apply for the following
resources: S811 funds, HOME, PARIF (MN Housing Funding) AHIF, CDBG, (Hennepin County) TOD,
DEED (Met Council).
Need for Public Financial Assistance
The applicant will be looking for city and HRA support for Met Council applications for LCDA and TOD
grants, TIF financing and the other various sources listed above.
Estimated Timeline
See attached project calendar.
SHEET TITLE
CONSULTANTS
DESCRIPTIONMARKDATE
PHASE A
COPYRIGHT
11/07/19
NOT FOR
CONSTRUCTION
2019 Locus Architecture, Ltd./Volumes/Server/LocusFiles/Development/Richfield Maker Space/ArchiCad/Richfield Multi Unit Ramp at Penn.plnLOCUS ARCHITECTURE, LTD.
4453 NICOLLET AVE
MINNEAPOLIS, MN 55419
612.706.5600
WWW.LOCUSARCHITECTURE.COM
6501 PENN
PRELIMINARY
CONCEPT
W 65TH STREET
PENN AVENUE SINDOOR
PARKING
35 SPACES
OUTDOOR
PARKING
23 SPACES
PARKING: 58 SPOTS TOTAL
LOWER LEVEL (PARKING):
12,000 SF
PENN LEVEL (OFFICE/RETAIL/
MAKERSPACE): 12,000 SF
FLOORS 2-5 (RESIDENTIAL):
12,000 SF PER FLOOR
48,000 SF TOTAL (4 FLOORS) 40-44 UNITS TOTAL (10-11 PER
FLOOR)
HEIGHT: ~60'
FLOOR 6 OPTION: 50-55 UNITS
TOTAL (10-11 PER FLOOR)
HEIGHT: ~70'
72,000 GSF TOTAL
OLIVER AVENUE SINTEGRATED
BUS STOP
ACTIVATED STREET FRONTS / PUBLIC ART
PHASE A
LOT LINE
(E) CURB CUT
N
0 8'16'32'SCALE: 1/16" = 1'-0"1 PHASE A
SHEET TITLE
CONSULTANTS
DESCRIPTIONMARKDATE
PHASE B
COPYRIGHT
11/07/19
NOT FOR
CONSTRUCTION
2019 Locus Architecture, Ltd./Volumes/Server/LocusFiles/Development/Richfield Maker Space/ArchiCad/Richfield Multi Unit Ramp at Penn.plnLOCUS ARCHITECTURE, LTD.
4453 NICOLLET AVE
MINNEAPOLIS, MN 55419
612.706.5600
WWW.LOCUSARCHITECTURE.COM
6501 PENN
PRELIMINARY
CONCEPT
W 65TH STREET
PENN AVENUE SINDOOR
PARKING
35 SPACES
OUTDOOR
PARKING
23 SPACES
PARKING: 22 SPOTS TOTAL
INDOOR PARKING: 4000 SF
TOWNHOME UNITS (10 TOTAL):
8 UNITS AT 1,500 SF PER UNIT
2 UNITS AT 1,250 SF PER UNIT
HEIGHT: ~24'
PARKING: 58 SPOTS TOTAL
LOWER LEVEL (PARKING):
12,000 SF
PENN LEVEL (OFFICE/RETAIL/
MAKERSPACE): 12,000 SF
FLOORS 2-5 (RESIDENTIAL):
12,000 SF PER FLOOR
48,000 SF TOTAL (4 FLOORS)
40-44 UNITS TOTAL (10-11 PER
FLOOR)
HEIGHT: ~60'
FLOOR 6 OPTION: 50-55 UNITS
TOTAL (10-11 PER FLOOR)
HEIGHT: ~70'
72,000 GSF TOTAL
OUTDOOR
PARKING
6 SPACES
INDOOR
PARKING
16 SPACES
DRIVEWAY OPTIONS OLIVER AVENUE SINTEGRATED
BUS STOP
ACTIVATED STREET FRONTS / PUBLIC ART
PLAZA /
GREEN SPACE
PHASE A
19,000 GSF TOTAL
PHASE B
6,000 SF
LOT LINE
(E) CURB CUT
(N) CURB CUT OR OPTIONS TO THE SOUTH
N
0 8'16'32'SCALE: 1/16" = 1'-0"1 PHASE B
SHEET TITLE
CONSULTANTS
DESCRIPTIONMARKDATE
PHASE C
COPYRIGHT
11/07/19
NOT FOR
CONSTRUCTION
2019 Locus Architecture, Ltd./Volumes/Server/LocusFiles/Development/Richfield Maker Space/ArchiCad/Richfield Multi Unit Ramp at Penn.plnLOCUS ARCHITECTURE, LTD.
4453 NICOLLET AVE
MINNEAPOLIS, MN 55419
612.706.5600
WWW.LOCUSARCHITECTURE.COM
6501 PENN
PRELIMINARY
CONCEPT
37,200 GSF TOTAL
PARKING: 38 SPOTS TOTAL
LOWER LEVEL (PARKING):
6,600 SF
PENN LEVEL (OFFICE/RETAIL/
MAKERSPACE):
6,600 SF
FLOORS 2-5 (RESIDENTIAL):
6,000 SF PER FLOOR
24,000 SF TOTAL (4 FLOORS)
20-23 UNITS TOTAL (4-5 PER
FLOOR)
HEIGHT: ~60'
PHASE C
INDOOR
PARKING
17 SPACES
OUTDOOR
PARKING
21 SPACES
W 65TH STREET
PENN AVENUE SINDOOR
PARKING
35 SPACES
OUTDOOR
PARKING
23 SPACES
PARKING: 22 SPOTS TOTAL
INDOOR PARKING: 4000 SF
TOWNHOME UNITS (10 TOTAL):
8 UNITS AT 1,500 SF PER UNIT
2 UNITS AT 1,250 SF PER UNIT
HEIGHT: ~24'
PARKING: 58 SPOTS TOTAL
LOWER LEVEL (PARKING):
12,000 SF
PENN LEVEL (OFFICE/RETAIL/
MAKERSPACE): 12,000 SF
FLOORS 2-5 (RESIDENTIAL):
12,000 SF PER FLOOR
48,000 SF TOTAL (4 FLOORS) 40-44 UNITS TOTAL (10-11 PER
FLOOR)
HEIGHT: ~60'
FLOOR 6 OPTION: 50-55 UNITS
TOTAL (10-11 PER FLOOR)
HEIGHT: ~70'
72,000 GSF TOTAL
OUTDOOR
PARKING
6 SPACES
INDOOR
PARKING
16 SPACES
DRIVEWAY OPTIONS OLIVER AVENUE SINTEGRATED
BUS STOP
ACTIVATED STREET FRONTS / PUBLIC ART
PLAZA /
GREEN SPACE
PHASE A
19,000 GSF TOTAL
PHASE B
6,000 SF
LOT LINE
(E) CURB CUT
(N) CURB CUT OR OPTIONS TO THE SOUTH
N
0 8'16'32'SCALE: 1/16" = 1'-0"1 PHASE C
Wynne grew up inspired by architecture in a mid-century house designed by Carter Sparks, an architect friend of his parents. When Carter was over at the house, he’d lie down on the floor with Wynne, stacking blocks and tracks to zoom Matchbox cars recklessly up and down the paths. Wynne later spent college summers as a carpenter and post-Harvard years working as an architect project manager for an architecture/design/fabrication shop welding, rebuilding bicycles, forging steel, and erecting commercial projects.
From gutting and rebuilding a house for his family to teaching himself and his children how to snowboard after turning 40, Wynne feels learning is fundamental to creating. He enjoys leading Locus’ religious, commercial, and industrial projects.
WYNNE YELLAND
AIA, LEED-AP
LOCUS PARTNER
B.Arch., U.C. Berkeley
M.Arch., Harvard
University
ADAM JONAS
AIA, LEED-AP
ARCHITECT
B.Arch & M.Arch
Iowa State University
Adam grew up on a farm, where solutions to daily problems were solved with resourceful ingenuity using whatever tools and materials were available. With an appreciation for other perspectives, he absorbed much of his architecture schooling overseas in Helsinki, Glasgow, and Rome. Assisting Paul with the Real Architecture Workshop continues to be a natural fit for his love of learning, helping others, and traveling the world (as well as swinging a hammer).
While studious and hard-working, Adam also believes in the importance of slowing down - connecting to mind, body and spirit. He nourishes this practice by teaching yoga at the YWCA and seeks to bring such attention to every project at Locus - be it through project visioning, construction detailing, community engagement, or project management.
If you met Paul hiking in the mountains, you’d likely be lost. He’s a well-off-the-beaten-path kind of person with a quest to stand in life where others haven’t. His path into architecture is no less unique. Although Paul intended to be an architect since the age of ten, he spent many years working and studying in areas peripheral to the profession. From pouring concrete for grain-bins on Minnesota farms, to teaching woodworking to native Bajans in Barbados, to cutting mortise and tenon joints in China, Paul has merged his talents in design and construction with his desire for travel, learning, and diversity.
After forming Locus with Wynne, Paul created the Real Architecture Workshop (RAW) to weave together his passions for design and making with his belief that good design should be available to all people.
PAUL
NESETH
AIA
LOCUS PARTNER
B.A. Fine Arts, St. Olaf
College
M.Arch., Harvard
University
KYRSHAN HYNNIEWTA
ASSOCIATE
B.Arch., Goa College
of Architecture
M.Arch., University of
Minnesota - Twin Cities
YONG YE
ASSOCIATE
B.Arch., University of
Minnesota - Twin Cities
M.Arch., University of Illinois
at Urbana-Champaign
HAILEY HAFERMAN
ASSOCIATE
B.Arch., University of
Minnesota - Twin Cities
MAGGIE KRANTZ
ASSOCIATE
B.Arch., University of
Minnesota - Twin Cities
TRISTEN CARLSON
VIDEOGRAPHER
Bachelor of Fine Arts 2020,
MCAD
Locus has collaborated with a wide range of non-profits and community institutions, such as...
Birchwood Cafe Solcana Fitness Foci Glass Art
Cheeriup Thickets
Locus Design Workshop at
Minnesota Children’s Museum 826 MSP reading programs Beez Kneez
RESIDENTIAL
over 200,000 sf, over 300 homeowners
RELIGIOUS
over 50,000 sf, over 2,500 congregants
COMMERCIAL
over 100,000 sf, over 50 local businesses
NHH PROPERTIES
7455 France Ave S :: Suite 351 :: Edina, MN :: 55435
ADAM SERAPHINE
Principal and Founder of NHH Properties
Adam Seraphine is the Principal and Founder of NHH Properties. With more than 15 years of
experience in real estate development and finance, Adam has been involved in numerous
housing, office, retail and mixed-use projects throughout the Minneapolis area. Under the
direction of Adam, NHH handles property development and transactions from concept to
delivery. With a formal education in Human Resource Development at the University of
Minnesota and experience in residential and commercial finance and fundraising, Adam has
successfully grown NHH into a key investor focused real estate company that has a strong
footprint on value driven client service offerings in the Twin Cities Metro area.
Initially, NHH operated as a full-service real estate company, assisting its clients and investors in
every step of the real estate life cycle, from concept to disposition and everything in-between.
In 2011, the company strategically shifted focus by expanding back into the wholly-owned
commercial real estate business. The company takes a lead role in the acquisition,
development, stabilization and delivery of the properties that it owns. Adam and NHH started
building the portfolio by focusing in the niche of “adaptive re-use projects” or simply, “bringing
new life to old properties.” This niche was very successful for the company and allowed NHH to
grow and become very involved in the new construction development arena. NHH Properties
maintains a strong view on investing in the development of not only the property but the
surrounding community, as well. The company is rarely involved with just a single property in a
given community and believes in long-term value in every development and project plan.
NHH PROPERTIES
7455 France Ave S :: Suite 351 :: Edina, MN :: 55435
REPRESENTATIVE PROJECT LIST
PROPERTY DESCRIPTION LOCATION
Amorce II 86 Multi-Family Units New Hope &
Robbinsdale, MN
Edina Office Building 21,000 SF of Class B Office
§ Multi-Tenant Office Space Edina, MN
Elbow Lake Lodge
Rehab and Stabilization of Landmark Resort on Elbow Lake
§ Full Service Resort
§ On-site Lodge, Restaurant and Marina
Cook, MN
Great Plains Center
10,000 SF of Class A Retail
§ New Construction, Built 2015
§ Multiple National Tenants
Chanhassen, MN
France Ave. Redevelopment
33,000 SF Class C Office Building
§ Located in the Main Artery of Edina
Pending Redevelopment
§ Mixed-Use Retail and Apartments
Edina, MN
311 Kenwood Condos 32 Multifamily Units
§ Re-stabilization of Property Minneapolis, MN
Lake Drive Center
12,000 SF of Class C Retail
§ Including a Marathon Gas Station
Preliminary plans for Redevelopment
Chanhassen, MN
Phalen Village
Phase I – 28,000 SF Grocery & Retail
§ Ground Breaking - Spring 2019
Phase II – 79,000 SF Senior Living
§ Pending Redevelopment
St. Paul, MN
Olson Memorial Building
82,000 SF Charter School
§ Redevelopment of Former Warehouse
§ Opened Fall 2017
Minneapolis, MN
NHH PROPERTIES
7455 France Ave S :: Suite 351 :: Edina, MN :: 55435
PROPERTY DESCRIPTION LOCATION
Reprise 110 Senior Units and 60 Multifamily Units Brooklyn Park, MN
RF64
Multifamily Redevelopment. Construction begins Spring
2019
§ 218 Multi-Family Units
§ 72 For-sale Affordable Townhome
Richfield, MN
Venture Academy
32,000 SF Mixed-Use Commercial Building
§ Redevelopment of Former Printing Shop
§ New Home to Venture Academy and Retail Tenants
Minneapolis, MN
William McGee Building
88,000 SF Historic Office Building
§ Interior Renovation
§ Multi-tenant; Executive Suites to Full Floor Spaces
Minneapolis, MN
MB Realty, Inc.
Mike Barnett
Managing Partner - MB Realty, Inc.
Broker - Casa Bella Ventures, LLC
Mike Barnett owns and operates multiple businesses that focus on project based and
long-term investment strategies throughout the gamut of real estate. As a former
commercial banker for 22 years and an investor, real estate broker and property
manager for 18, Mike has a plethora of real-world experience. MB Realty, Inc was
started as a ground up management company for Mike and his family's real estate
acquisitions. This portfolio has grown into 15MM of real estate holdings that Mike
continues to manage today. Casa Bella Ventures, LLC (Exit Realty Edina) was created
for the sales operations side of the business and has grown to include a mixture of real
estate agents that represent clients for both commercial and residential
transactions. This company is also utilized to buy and sell projects and property that
Mike owns or is a partner in. Mike has financed over 124MM in small businesses loans,
commercial real estate projects and equipment loans throughout the twin cities and
these relationships continue to thrive with many of the clients now looking to Mike for
real estate representation.
PO Box 88 - Lakeville, MN 55044
Relentlessly following the mantra “Serve the community [and its
residents], and success will follow.”
Boisclair Corporation’s commitment is grounded upon
comprehensive research, a creative approach to building
developments, and a strict attention to construction quality & detail
worthy of enduring for generations.
Projects range from development of affordable housing to luxury
condominiums & mixed-use developments. The Boisclair
Corporation established new standards in design, planning and
management resulting in innovative, award-winning "first- of-its-
kind" recognition in both the community and the nation.
Boisclair Corporation provides sound leadership, unparalleled
industry expertise and an unwavering commitment to service.
The Boisclair Corporation has extensive development and
management experience in Market Rate, Luxury Housing,
Affordable Housing-Section 8, Section 42, Section 236, Elderly and
Disabled Housing. We understand the regulatory requirements to
effectively manage and satisfy all compliance mandates. Our on-
site personnel have direct oversight and training by our in-house
Corporate Compliance Division.
Teamwork is the foundation that enables us to deliver successful
asset performance. Through an experienced team of professionals
with varied expertise, Boisclair offers clients the vast knowledge
required to effectively manage and broker multifamily real estate
assets.
Our apartment communities are staffed with highly qualified,
experienced personnel. On-site staffing includes management,
resident relations and retention, maintenance, and marketing.
Boisclair Corporation's service-oriented company philosophy is
integrated, and practiced in conjunction with Fair Housing Laws
and adherence to strictly defined Company policies and
procedures. Boisclair Corporation employee dedication and
teamwork is evident through the quality service that is provided to
all Residents of our communities and each Boisclair Team Member.
Lori Boisclair, President
Boisclair Corporation
Lori’s career in real estate, real estate development and construction started in the early 1980’s with real estate
sales for Edina Realty branching into construction services for Healy Construction and then property management
services with Frauenshuh, Inc. Lori joined Boisclair Corporation in 1990; first as Vice President of Property
Management, and in 2009 assuming the role of President. She collaborates on asset and investment strategies,
oversees all asset acquisitions and dispositions as well as all managed and leased assets by Boisclair Corporation.
Lori has overseen and is responsible for all aspects of the development process. From site selection, design,
entitlements, underwriting and forecasting, management of all partners of the development team; architects,
general contractor, attorneys, accountants, multiple local state and federal funding Agencies. Completed projects
include affordable, new construction; moderate and substantial rehabilitation. Lori is known for her expertise and
experience in Affordable Housing by successfully using Federal, State and Local funding sources such as Low-
Income Housing Tax Credits, HOME Funds, HOPE Funds, Project and Tenant Based Section 8, S811, Tax Increment
Financing, Community Development Block Grant funds and Supportive Housing services. Her expertise is in design
concepts, market and financial modeling and analysis. Lori has extensive experience in assembling and executing
a successful development layered with multiple funding sources.
Current Board Chair of Simpson Housing Services, which provides homeless housing and advocacy service. Lori has
a heart to preserve and provide the community with safe affordable housing options.
Associates of Applied Science degree - Business – UW LaCrosse.
MN Real Estate Broker
Certified Occupancy Specialist (COS)
Michelle Bonine, Director of Property Management
Michelle Bonine is responsible for the performance and management of the company’s 1400+unit rental
portfolio and supervising the property management teams. Her 25+ years of industry expertise and leadership
are key in implementing training and education programs, managing employee incentive programs, protecting
the well-being of the physical assets and marketing the company's properties.
Michelle has been a member of the Minnesota Multi Housing Association since 1995. In 2003, she was awarded
MHA's MADACS Award for Outstanding Multi-Site Manager. Michelle holds a CRM (Certified Resident Manager)
designation through MMHA. She is a licensed real estate agent in the State of Minnesota. The director reports
directly to the President of Management.
Chuck Wall, Director of Accounting/Controller
Chuck Wall’s extensive property management accounting over the last 20 years includes acquisitions and refinancing, bonds and
tax credit financing, and audits. He directs the Boisclair accounting team in both affordable and market rate property accounting.
He was a lead member in the Yardi Database Conversion property for all of Boisclair properties. He has a Masters in Information
Science from the University of Pittsburgh, Bachelor of Science in Education and an Associate of Applied Science degree in
Business.
Chuck and his staff accountants are responsible for the financial accounting, reporting and records and their adherence with
standard accounting procedures, and responsive to the guidelines provided by any regulatory agencies. The Director of
Accounting reports directly to the President of Boisclair.
Zach Schneider, Director of Human Resources, Administration and IT
Zach Schneider has 5 years’ experience in administrative management and 3 years starting and running his own business. His
previous HR experience has been in the mental health housing industry. He has a Master’s Degree in Education in Human
Resource Development from the University of Minnesota. The Director reports directly to the President of Boisclair.
Jeremy Enge – Frey, Development Associate
Jeremy Enge-Frey has over 15 years of professional property management experience and over 10 years of independent business
consulting experience. He works directly with the President on new and existing development projects and reports directly to the
President.
Abbie Hemmelgarn, Corporate Compliance Manager
Abbie Hemmelgarn is responsible for ensuring compliance with local and federal affordable housing programs. In addition to her
Bachelor’s degree in Housing Studies from the University of Minnesota, she maintains a COS (Certified Occupancy Specialist)
designation thru MMHA and has 13 years of affordable housing compliance experience including programs such as LIHTC, Home
Funds and Section 8. The Corporate Compliance Manager reports directly to the Director of Property Management.
Kari Gray Johnson, Corporate Compliance and Property Manager
Kari Gray Johnson has a diverse background in affordable housing. Throughout her career, she has worked in various onsite roles
from leasing agent to compliance technician to multi-site property manager. She also has experience working with several
different property management organizations across the US as an affordable housing consultant and compliance specialist. She
maintains a COS (Certified Occupancy Specialist) designations through NCHM and received her Tax Credit Certification through
Janken Housing Solutions. She has gained extensive knowledge with Section8, Section 42, Rural Development and HOME housing
programs which she uses to support the Director of Property Management. The Corporate Compliance and Property Manager
reports directly to the Director of Property Management.
Susan Juaire, Regional Manager
Susan Juaire has worked her entire career in property management, and maintains a COM (Certified Occupancy Manager)
designation thru MMHA. With over 20 years of management experience in LIHTC, Section 8, and Market Rate properties, Susan
is a leader with the knowledge and ability to work alongside the front-line managers and maintenance teams at her
properties. The Regional Manager reports directly to the Director of Property Management.
Gina Colliers, Regional Manager
Gina Colliers has over 5 years of experience in property management including LIGTC, Section 8 and traditional marketing
management. Previously she worked with the Salvation Army housing programs and in the mental health and rehabilitation field.
She has received many certificates throughout her career – Certified Personal Care Attendant and CPR/First Aid Certification to
mention a few. She received her Bachelor’s degree in Criminal Justice. The Regional Manager reports directly to the Director of
Property Management.
Amy Peterson, Regional Manager
Amy Peterson started her property management career in 2013 and has worked as a leasing agent, manager and regional
manager. Her portfolio includes Section 42 and market rate communities. She earned her LIHTC designation. The Regional
Manager reports directly to the Director of Property Management.
Regional Managers are responsible for the day-to-day operation of the properties which includes resident/landlord relations,
lease administration and leasing activities. Regional Managers are responsible for the ongoing maintenance and routine repair of
buildings and systems. The Regional Manager is responsible for the supervision of caretakers, maintenance technicians, and office
staff as well as the management of outside contractors.
3033 EXCELSIOR BOULEVARD, SUITE 215 · MINNEAPOLIS, MN 55416 · www.BoisclairCorporation.com · TEL: 952-922-3881 · FAX: 952-922-3071
Lori Boisclair, President
Boisclair Corporation
Lori’s career in real estate, real estate development and construction started in the early 1980’s with real
estate sales for Edina Realty branching into construction services for Healy Construction and then property
management services with Frauenshuh, Inc. Lori joined Boisclair Corporation in 1990; first as Vice
President of Property Management, and in 2009 assuming the role of President. She collaborates on
asset and investment strategies, oversees all asset acquisitions and dispositons as well as all managed and
leased assets by Boisclair Corporation. Lori has overseen and is responsible for all aspects of the
development process. From site selection, design, entitlements, underwriting and forecasting,
management of all partners of the development team; architects, general contractor, attorneys,
accountants, multiple local state and federal funding Agencies. Completed projects include affordable,
new construction; moderate and substantial rehabilitation. Lori is known for her expertise and experience
in Affordable Housing by successfully using Federal, State and Local funding sources such as Low Income
Housing Tax Credits, HOME Funds, HOPE Funds, Project and Tenant Based Section 8, S811, Tax Increment
Financicng, Community Development Block Grant funds and Supportive Housing services. Her expertise
is in design concepts, market and financial modeling and analysis. Lori has extensive experience in
assembling and executing a successful development layered with multiple funding sources.
Current Board Chair of Simpson Housing Services, which provides homeless housing and advocacy service.
Lori has a heart to preserve and provide the community with safe affordable housing options.
Education & Certifications
Associates of Applied Science degree - Business – UW LaCrosse
MN Real Estate Broker
Certified Occupancy Specialist (COS)
REPRESENTATIVE PROJECT LIST
PROJECT DESCRIPTION LOCATION
Astor Place 44 Multifamily Units Edina, MN
Andover Shopping Center Retail - 135,000 Sq. Ft. Andover, MN
Amorce I
Amorce II
110 Units Senior 60 Units Family
86 Units Multi Family Units
Brooklyn Park, MN
New Hope & Robbinsdale,
MN
At The Lake Apartments 204 Multifamily Units Plymouth, MN
Bloomington Associates 212 Seniors & 94 Multifamily Units Bloomington, MN
BNR Partners 329 Multifamily Units Red Wing & Hutchinson,
MN and River Falls, WI
Campus Partners, LLC Historical - Mixed Use- Retail 3,000 Sq. Ft.
4 Multifamily Units Superior, WI
Cedar Pt. II Construction spring 2019 -72 For Sale Affordable
Townhomes Richfield, MN
Century Hill Townhomes 55 Multifamily Units White Bear Lake, MN
Culvers Franchisee Williston, ND
311 Kenwood 34 Condo Units Minneapolis, MN
Finca la Anita Rainforest Ranch
Ricon Rainforest Research Lab
Colonial Libertad
Costa Rica
Galtier Plaza Towers - 46 Floors
Mixed Use Development - 450,000sf consisting of
500 condominium and rental housing units,
400,000sf office space, 120,000sf retail space and
1,000 stall underground parking garage
St. Paul, MN
Gianni’s Steakhouse
Restaurant – Fine Dining
Wayzata, MN
Glen Condominiums
84 Condominium Units
Minnetonka, MN
Glen Lake Landing
97 Seniors Units
Minnetonka, MN
Grain Belt Terrace
Historic Rehab of Grain Belt Office Building
150 Units of Multifamily Housing
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Hampden Square Apts & TH 86 Multifamily Units St. Paul, MN
Highlands Apts & TH
97 Multifamily Units
Bloomington, MN
Lake Point Condominiums
107 Condominium Units; overlooking Lake Calhoun
– it is the City of Minneapolis’ first major
condominium hi-rise
Minneapolis, MN
Park Place Townhomes
36 Units / American Recovery & Reinvestment Act
Rosemount, MN
Phalen Village
PENDING – New Construction – 2019
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Provence Apartment Homes
156 Luxury Units
Burnsville, MN
Reprise Associates 110 Senior,60 Multifamily Units Brooklyn Park, MN
Riverplace
Mixed Use Development – 350,000sf consisting of
400 condominiums and rental high-rise housing,
200,000sf of office space, 100,000sf of retail linked
Minneapolis, MN
by skyway and serviced with a 3,000 stall capacity
in two underground garages
Robbins Landing Apartments 110 Seniors Units-Congressional Record – First
Section 8 Building in the Country Robbinsdale, MN
PENN AVENUE UNIT MIX MATRIX
GSF Commerical/Common GRSF RSF NOTES
PHASE A (5 Stories)60000*12000 48000 40800 *Not incl parking, (85% eff on upper floors)
PHASE B (Townhomes)14500*0 14500 14500 *Not incl parking
PHASE C (5 Stories)30600*6600 24000 20400 *Not incl parking, (85% eff on upper floors)
Phase A
Market Rate Unit Mix # of Units % of Total Units Square Feet Total Sq Ft Ave SF/Unit
Studio 6 13.6%510 3060
1 bed 18 40.9%700 12600
2 bed 17 38.6%1080 18360
3 bed 5 11.4%1300 6500
44 40520 920.91
Affordable Unit Mix (9% Threshold*)# of Units % of Total Units Square Feet Total Sq Ft Ave SF/Unit
Studio 5 12.50%510 2550
1 bed 5 12.50%700 3500
2 bed 22 55.00%1080 23760
3 bed 8 20.00%1300 10400
40 40210 1005.25
*75% of the units need to be 2 and 3-bed units, of which 25% of the 2 and 3 bed units need to be 3-bed units.
Phase B
Townhomes (Market Rate or Affordable)# of Units % of Total Units Square Feet Total Sq Ft Ave SF/Unit
2 bed 2 20.00%1250 2500
2 or 3 bed 8 80.00%1500 12000
10 14500 1450
Phase C
Market Rate Unit Mix # of Units % of Total Units Square Feet Total Sq Ft Ave SF/Unit
Studio 4 12.5%510 2040
1 bed 8 37.5%700 5600
2 bed 7 37.5%1080 7560
3 bed 4 12.5%1300 5200
23 20400 886.96
Affordable Unit Mix (9% Threshold*)# of Units % of Total Units Square Feet Total Sq Ft Ave SF/Unit
Studio 2 10.00%510 1020
1 bed 3 15.00%700 2100
2 bed 11 55.00%1080 11880
3 bed 4 20.00%1300 5200
20 20200 1010
*75% of the units need to be 2 and 3-bed units, of which 25% of the 2 and 3 bed units need to be 3-bed units.
Market Value
PHASE A (5 Stories) 9,990,000.00$
PHASE B (Townhomes)3,500,000.00$
PHASE C (5 Stories)5,467,500.00$
TOTAL 18,957,500.00$
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PENN AVENUE REDEVELOPMENT
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LOCUS AND NHH PROPERTIES CURRENT PROJECTS
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EXISTING CONDITIONS
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EXISTING STRUCTURE
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EXISTING STRUCTURE
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DEVELOPMENT DESCRIPTION
The purpose of this study is to determine the feasibility of a mixed-use project of along Penn Avenue in Richfield on existing land owned by the
City of Richfield HRA. The development team is also studying the potential to encompass the neighboring site to the south that is privately
owned. The Penn Avenue project consists of 60 to 67 units consisting of studio, 1, 2 & bed apartment units, 2 & 3 bed townhome units and
12,000 to 18,000 square feet of commercial space in 2 phases. The first phase of the development is located at the south east corner of Penn
Ave and West 65th Street. The second phase of the development is located directly east of the subject property, between the subject property
and Oliver Avenue and the third phase of the development is located directly to the south of the subject property on Penn Avenue.
The project consists of two freestanding mixed-use apartment buildings and 10 townhome units that can be constructed in 3 phases or all at
once. The northern building consists of approximately 40-44 units of housing and 12,000 SF of commercial/common use. The southern building
consists of 20-23 units of housing and 6,600 SF of commercial use. The adjacent townhomes consist of ten 2 & 3-bed townhome units with a 2-
stall garage per unit.
The development team is looking at various levels of affordability and job creation in the project. Additionally, this project will be the catalyst for
future development in the Penn Avenue corridor. The development team believes that the project concept will qualify for funding initiatives
based upon the goals set forth by the Livable Communities Demonstration Account (LCDA) and Transit-Oriented Development (TOD). LCDA
provides funding options for projects that efficiently link housing, jobs, services and transit. TOD projects qualify by contributing to and providing
high-quality, pedestrian-oriented streets and public spaces that encourage the use of transit services. It is expected that this project will be
“shovel ready” for the spring 2020 round of grant applications. The applications are due May 1 and awards are granted in the 3rd and 4th quarter
of the year. The development team has significant experience in tax credit and TIF financing and is currently in the process of determining the
need and feasibility to finance the affordable component of the project.
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DESIGN GOALS
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GREEN PLAZA EXAMPLE -PROMENADE OF WAYZATA
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GREEN SPACE
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ACTIVE STREETS AND LIVING BALCONIES
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PUBLIC ART, TRANSIT INTEGRATION, NEIGHBORHOOD CONNECTIVITY
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NORTHERN VIEW
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SOUTHERN VIEW
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WESTERN VIEW
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NORTHWEST VIEW
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SOUTHWEST VIEW