IP #792agenda packetsm
PROJECT NO. 792 (see also: 718)
City Center
EDA Item 5 11/28/05 Motion authorizing ap N isal by Meeks Appraisal & Consulting for Winnetka Center,
4301 Winnetka Avenue
Item 8.2 4/10/06 Discussion regarding the Winnetka Center, 4301 Winnetka Avenue North (improvement
project no. 792)
PROJECT NO. 718
CITY CENTER TAS E
Item 11.5
08 19/02 Work Session; discussion regarding task force selection process and timeline Selection
/
2 Motion Accepting City Center Task Force
eA pli 718 ns; Discussion Regarding
Item 8.4 11/12/0
Process and Timeline (I J
Item 11.1 11/18/02 Work Session; discussion regarding members
Item 8.1 11/25/02
provement Project No. 718)
Motion Appointing City Center Task Force Members (Im
Item 8.6 12/9/02
Motion Appointing City Center Task Force Members (Improvement Project No. 718
Resolution Approving Letter of Agreement vices for vthelNew Hope City Cen err Area
Res. 03 -26
01/27/03
Design and Redevelopment Planning
(Improvement Project No. 718)
with DSU f City Center Res. 03 -35 02.10/03
Resolution Amending Letter of Agreement n formation (Improvement Pro Service t j Project No 718) t
Include Preliminary Residential Market
Res. 03 -154 10/27/03 Resolution approving Metropolitan moe �ci project unities demo no. 718) accoun eport
(LCDA) opportunity grant (improv p
11. 12/8/03 Improvement project no. 718 sk force acce and recommendat o n project
Item 3/1/5/04 Presentation of city center to
Item 11.1 no. 718) im (improvement project no.
.1 4/19/0udy center task force study and recommendations (' p
Item 11 4 Task Force St ourse (improvement 718)
Item 8.3 3/1 4 / rovement
05 Redevelopment update on city center area and site adjacent to golf c (improvement
project nos. 718 and 750).
6/27/05 Update on meetings with city center businesses and property owners improv
Item 8.2 project no. 718)
COUNCIL
MOA(DAN
Originating Department
Community Development
By: Kirk McDonald, CD Director
CD Assistant
RE F OR ACTION
Approved for Agenda
11 -21 -2005
Agenda Section
Work Session
Item No.
11.2
Kim Green,
s with key stakeholder, update on applications su bmitted s °� rovement project #79
Summary of meetmg Y
Committee, and discussion of next steps in the City Center area plannin pro P
Requested Action
Staff requests to pro on the
vide a summary of meetings with key stakeholders and d hat the Council discuss
applications submitted for the City Center Advisory Committee. Staff recommends
the next steps in the City Center area planning process.
Policy Past Practice
rocess and
o ften p rovides the Council with updated material regarding a redevelopment planning p
Staff o p
requests direction from the Council on next steps.
Background
Hope Ci Center has been discussed for many years. Strategic planning 15 potential
- m ember City Center
Improving the New Hop ty
redevelopment of the City Center area began op
early 2002. On he Cit Center and to develop a plan.
Task Force was appoted to research the redev el 1 Potential
develop
ed work program, the task force met nine times
participated in
Following a carefully visual
P
task force toured other redevelopment pinfortms ation1 inform on helped the task force develop the
r
l which describes the goals of
preference survey, and reviewed financial mfo
City Center Framework Manua, redevelop op snd outlines a pl an
through master planning an g guideline.
achieving a desirable City Center area Center area.
In January
2005 the City Council confirmed the city's commitment to redevelopment d businesses s possible in
Staff was directed to meet with as many existing commercial prop owners in
p Center
iscuss the property owners' plans for the future and encourage h
own to improve their
the City Center area F d p p ro p er ty
ro
p roperties. Betw 2, 2005, the Council also February and May, staff met with met al
2003 City Center Task Force to discuss the
p
to discuss the area. On May s
city center re aeve�uY�l� =1 ��.
Request for Action, Page 2 of 9
November 21, 2005
aries
d New Hope City Center 2005 Update noteboo s also ontainedmformation
of the discussions with city cent ch a
On June 27, 2005, staff di stribute er business and prop Center area, su notebooks a busi loan program, a condo
about possible programs that could enhance the City
d options for streetscape and design enhancements. in w businesses, n. the t se several
conversion program, an P
provided ideas for next steps an d related development articles. During me g the city adopted the
. age. In r esponse, expressed concern about boulevard trees blocking talareas which provides a way for businesses to the
d In
with the city to address their signage visibility concerns. To date, two
p
Boulevard Tree Policy for Commercial an applications have been submitted
city under this new policy.
redevelopment planning on the northwest es as followsof 42nd and
The City Council has directe d staff to focus
Winnetka avenues. The northwest quadrant contains three main commercial ro er 4301 Winnetka Avenue
4300 X Ion Avenue 4203 Winnetka Avenue Robert Ra a ort
Pro a EBL &S Bahram Akradi
Lifetime Fitness, .Unique Thrift, Spa A School,
Owner/Re resentative Applebees,
Kmart (and Big Lots) and others
Leased by Blockbuster, others 1980
1971 1965 10.4 acres
Construction year 12.5 acres 7.28 Acres $3 million
Pro a area $3 million $2.1 million $500,000
Land Market Value $750,000 $4 million
$3.5 million
Buildin Market Value $6.1 million $130,247.90
$3.75 million $232,876.80
Total Market Value $143,824.50
Taxes Paid 2005
Current Use Area
There are five additional ro erties that comprise the block including:
Owner 0.29 acres
Pro `ert Cit of New Hoe Parkin for New Ho e Mall 0.64 acres
8100 Winnetka Avenue Wells Far o Bank
Wells Far o Bank A artments 2.46 acres
4200 X Ion Avenue 1.1 acres
820145 Avenue New Hope Vol OF Am Eld Hs Apartments
New Hope Non Hs Inc. 0.67 acres
815145 Avenue McDonalds Restaurant
McDonalds
4201 Winnetka Avenue Cor oration
tt.
8201
4301 4
Winnetka
Center
6 _
Kmart
4300
4203
New Hope
Mall r
AVE "
FT
Fig. 1: Map of northwest quadrant of City Center area
Request for Action, Page 3 of 9
November 21, 2005
Key stakeholder meetings
At its work session on August 8, 2005, the City Council directed staff to contact the key stakeholders in the
City Center area to discuss potential redevelopment opportunities in the City Center area. The mayor, city
manager, and director of community development had already met with the major property owners during
the City Center business interview process, and this was an opportunity for the entire City Council to meet
with the key stakeholders in the City Center area. To date the Council has hosted the following meetings:
• Robert Rappaport (owner of Winnetka Center) and David Kloeber (owner of Unique Thrift):
August 29
• Howard Paster (owner of the Crystal Shopping Center): September 19
• Howard Levy, EBL &S (owner of Kmart site): September 26
• Bahram Akradi (owner of Lifetime Fitness and New Hope Mall): October 3
The following is a summary of the main points from each meeting below along with some additional
summary information. Follow -up communications are also described below and the meeting minutes are
attached to this document in full.
August 29, 2005
Guests: Robert Rappaport, owner of Winnetka Center; Dave Kloeber, owner of the Unique Thrift Store;
and Leland Frankman, Mr. Rappaport's legal counsel
• The Winnetka Center was built in 1980, and Rappaport has owned the strip mall since 1996.
• The center occupies 10.4 acres of land.
• The total market value of the property according to Hennepin County is $3.5 million.
• The Unique Thrift Store is the major tenant in the mall, with a lease that will expire in 2027.
• Dave Kloeber owns the Unique Thrift Store. He also owns a store at Bum-haven Mall in Burnsville, which
opened on Labor Day and is 30,000 square feet in size.
• Rappaport indicated that he is not a developer; his interest is to either lease the space or have the property
taken by the city. He does not want to take on the risks and partnerships associated with redevelopment.
He believes that the city has made it impossible to lease his space because of ongoing discussions
regarding redevelopment (see attached email). Rappaport is frustrated about the situation. He wants the
city to either make a statement that there is no redevelopment project or purchase his property for
redevelopment.
• Mr. Lee Frankman, legal counsel of Mr. Rappaport, recently represented Dr. Bockhaus relative to the city's
taking of the 20/20 Eye Clinic property. Mr. Frankman referred to email correspondence provided by Mr.
Rappaport and alleged that city staff has been advising future tenants not to rent at the center because the
property is going to be demolished and become a residential area. He recommended that the city either
acquire the property or publish the fact that a project is a number of years away.
• Maintenance has been deferred at the Winnetka Center; however, the roof was replaced in the spring of
2005. Kloeber plans to replace the ceiling, light fixtures, and carpeting in the Unique Thrift Store, which
were damaged by past water problems.
• Rappaport believes the Winnetka Center's structure to be solid. He stated the rent could be higher to
justify building improvements, but he is reluctant to undertake parking lot improvements and make other
costly maintenance with the present situation. If rented, he believes that the space formerly leased by
Marquette Bank would be highly profitable, as banks pay $15 to $40 per square foot.
Request for Action, Page 4 of 9
November 21, 2005
Mr. Rappaport has continued to express concern about his ability to find tenants for the Winnetka Center strip
mall. Following the August meeting, Rappaport emailed the following message to Kirk McDonald,
community development director.
From: Rob Rappaport [mailto:robrappaport @yahoo.com]
Sent: Wednesday, October 05, 2005 2:52 PM
To: McDonald Kirk
Subject: Winnetka Center
Kirk, per our conversation we have now lost another tenant - Winnetka Chiropractic due to the indecision of
the City plans. Tiendo Mexico grocery lease expires at the end of October and they said if we cannot give
them the City direction this week they will probably move. At looking at our notes from our meeting in late
August I was told a decision would be made by Sept. 20, 2005. 1 want to be on record this further
damages us and we will look to the City for damages. Enough is enough. Please make sure all parties
concerned are aware of this.
Robert Rappaport
cc:Leland Frankman
In a follow -up telephone conversation with Rappaport, McDonald indicated to Rappaport that the City
Council will talk about City Center in early November. During the first week of November, Rappaport called
McDonald to inquire about the Council's discussion. McDonald informed Rappaport that the City Center
discussion was scheduled for the November 21 work session. Rappaport indicated that he plans to pursue
legal action against the city unless the Council either decides to buy Rappaport's property or issues a public
statement that redevelopment of the property will not occur in the near future. Staff expects a call from
Rapport on November 22 and would like Council direction as to how to respond to Rappaport's request.
In addition, Mr. Kloeber expressed continued interest in involvement in City Center redevelopment in the
following email to Kirk McDonald.
From: DAVEKLOEBER @cs.com [mailto: DAVE KLO E BE R@cs. com]
Sent: Monday, September 12, 2005 1:13 PM
To: McDonald Kirk; mbrutlag @brutlaw.com; peggy @dnkmgmt.com
Subject: City Center
I am interested in the development. But, with that said let me add I am also interested in having a
business in that development. So I guess I would like a list of businesses that you will allow and will not
allow. Please keep me informed as to your progress and please forward a copy of my letter to the Mayor
and Council.
Respectfully,
Dave Kloeber
City staff responded with a letter informing Mr. Kloeber of the zoning regulations and the potential for
further business -type restrictions if the city were to participate in a redevelopment project (see attached).
September 19, 2005
Guest: Howard Paster, Paster Enterprises Inc.
• Paster Enterprises owns the Crystal Shopping Center, located at Bass Lake Road and West Broadway and
Howard Paster was involved in the redevelopment of the center. The project was approximately 210,000
Request for Action, Page 5 of 9
November 21, 2005
square feet in size. Renovation discussions started 10 to 15 years prior to the actual project, but began after
sions with the city of Crystal and Target in 2001. rties.
—Tar et and Paster Enterprises financed the redevelopment of their own prope
a series of discus
No TIF was used g ty g p p owners.
Required limited coordination amore pr er
pro ject, clauses regarding future development were added as leases were renewed, but
in the Crystal prod
there were instances where lease buy -outs were necessary.
Cr stal Shopping Center opened in July of 2004, but it tenant s for o re ail m New H pe as r than
The redeveloped y
to find tenants for all of the new retail space. and Maple Grove -md t
there is competition nearby in Plymouth, Crystal,
other development that brings new residents to New Hope will be go f omplish due to the number of
Paster suggested that the New Hope project could be
stakeholders. However, he expressed his interest in working with the �e of C u at e when a later datee
information becomes available. He is very receptive to meeting again. with
September 26, 2005
Guest: Howard Levy, chief of development for EHo Kmarts e, and 1 other sites containing Kmart stores.
• EBL &S Property Management owns the New Hope
• Kmart was built in 1971 and the p he total market value of f site is $3.75 million.
• According to Hennepin County, years
city's redevelopment plan would be Kmart's right t re o n l for
rent Oncreaes)
• An obstacle f or the t3'
the current lease expires in 2010 and includin
co tain a , lotyan lose the s
d it may have as many tenants tore Kmart
Kmart pay
Kmart lease the entire space,
e P
s low rent, at approximately $3 -$4 per square foot. If Kmart decides to cl
would have to pay the lease until 2010 or buy it out early.
r with Sears, Kmart corporation is exploring options stres
w ding:
ouldl refurbish
occupy the
«
After merge Change to Sears
Kmart store to include Sears merchandise; 2)
t building; or 3) Change to a "Sears Grand," which would have been p roactive in curren g adding tenants to
Kmarts have traditionally been stand -alone buildings, but som
the outlot area. Some Kmarts have co- anchor stores such as grocery stores derHome r ingtand access ss1for
would probably be receptive to adding retail use, so long as they have a q
their customers. Kmart would likely consider altering the nntexisting 1 Kmart in the past.
EBL &S has discussed the possibility of outlot develop
Levy emphasized the
need to maximize the property for Kmart and expres it would wi
an optimum sltime
the city's vision. He also indicated that due to the current real estate market
to convert property to cash.
According to Levy,
EBL &S is Kmart's preferred developer, and the two fiem { bg � interested m
relationship. Levy indicated that he would contact Kmart to inquire whether y the
terminating the lease.
lion p lan to create Sears Essential stores selling both Kmart and Sears products, but
Kmart Corpora p
plan for the New Hope store has not yet been determined.
cooperate with the city so long as it { is
Levy expresse d his willingness to located within a to W ait oriented
EBL &S is currently involved in a situation ed to high density California
housing with a limited retail use. likely add a
development, and the area will be c han g ed
Levy expressed interested in developing the property, if Kmart were to close, and wool y
housing partner for a joint venture.
Request for Action, Page 6 of 9
November 21, 2005
Additional information- Kmart /Big Lots
Kmart's location in the City Center makes the store a key player in the potential redevelopment of the area.
As discussed at several Council meetings, the merger of Kmart and Sears has created uncertainty about the
future of the New Hope Kmart store. Sears Holdings Corporation, the parent of Kmart and Sears, is making
several changes with stores across the nation and has not yet announced its plans for the store in New Hope.
Information regarding Sears Holdings Corp. is attached.
In addition, according to an article in the Ironton Tribune, in October, Big Lots, Inc. announced that up to 170
underperforming stores will be closed (see attached article). Staff has heard that New Hope Big Lots store is
one that will be closing this year; however, staff has not been able to confirm this information.
October 3, 2005
Guest: Bahram Akradi, owner of New Hope Mall and Lifetime Fitness
• The New Hope mall was built in 1965 and the property is 7.28 acres in size.
• Akradi and his partners own the property and recently made many improvements to the property,
including exterior enhancements and locating a new Lifetime Fitness center in the mall.
• Akradi suggested a two part plan for redevelopment: 1) add stores to Kmart property and improve Kmart
fagade, and 2) city acquire Winnetka Center, demolish, and work with a developer on a mixed use
development project.
1. Akradi suggested that a feasible and economical option is to upgrade the corner near Kmart by adding
stores to face 42nd Avenue. He noted the rent would pay for the city's investment.
2. With regard to Winnetka Center, Akradi shared that the right kind of tenant presence needs a building
to attract them. He believes that Winnetka Center needs to be demolished; but he pointed out that the
purchase price is too high, and the city may need to proceed with condemnation action. He noted
every lease he has seen has an eminent domain clause.
• The New Hope Lifetime Fitness club still has room for up to 900 more members, and is unlikely to be
expanded unless a decision is made to close the Brooklyn Center health club site.
• Akradi expressed interest in being involved with the City Center redevelopment process. He would bring
in other partners to create a mixed use development with rental, condos, and retail. He emphasized that
the city has hurdles before a development could occur and suggested that New Hope create a conceptual
plan for the City Center project to be presented to real estate brokers for input.
• Additional information: Eden Prairie -based Lifetime has 44 centers in eight states, including 16 in the
Twin Cities area. The company plans to open another five locations across the nation.
Next steps
The following outlines items to consider as the city proceeds with the next steps in the City Center planning
process.
1. Redevelopment site identification.
a. Focused redevelopment. As suggested by Akradi on October 3, the situation in the northwest
quadrant may call for a strategy that lies between the most commonly expressed options of
either doing nothing or redeveloping the entire City Center area. Perhaps the strategy would
include two focus areas: 1) Winnetka Center and 2) Kmart. If the city purchases Winnetka
Center and selects a developer for the site, the selected developer could work with the other
Fequest for Action, Page 7 of 9
November 21, 2005 the sites as
major property owners Kmart and New Hope Mall) to create connect C nteeF Framework
the Winnetka Center site is redeveloped. A revised edeeloped ar In con with the
redevelopment of th e Winnetka Center site, the city c
Manual could serve as the vision for the it a long 42nd Avenue.
improve the Kmart site with facade enhancements work with EBL &S and Kmart t
many of the recent
developer. s A ao dditril'oe metro, � ed the city
b. Redevelopment under a master the master
Projects have occurred under the lead of a master rant lmost case
could identify a master deve e from the city.
s
p J
loper for the northwest q aster developer to
11 the land within the redevelopment with assatanc
developer acquires a
However, perhaps there are other options to explore for identif
work with the existing property owners.
q uests the Council discuss the options for redevelopment site identification.
Re nested Action. St a ff re
redevelopment site scenario, the city has options for identifying a
2. Developer selection. Under any
developer to wor with on the redevelopment. The following stakeholders. Staff wants t n inform the Council
stakeholders, there may be other sta
ad identified key keholders
a. Select a developer amongehe identified key sta e °
that m addition to the Y
p articipating development. Repr esentatives from United
interested in p ating in the City Center re
p
Cente
Properties recently
confirmed their interest in New Hope's Cityto their depa ptment,
assists Rappaport with leasing of the W ment arm e that re l tly contacted the community w t
Unities Properties also has a develop a meeting
t director. The Council may also want to consider requesting o reinformation i s
d (Kmart)
representatives from Sears Holdings e tCorpora t roceeds. 30 development
available about the Kmart store
Ho e's plans for City Center redevelopment
b. Initiate a de New veloper selection process. In addition, overp e past several year n
companies have expressed interest in p orporat�o
(attached). In addition, Avalon Group, one of the developers that represent Target C ,
con
to locate in New Hope.
tinues to inquire about oppor un
Requested Action: Staff req uests that the Council discuss options for identifying a developer.
gain an understanding of the financial implications the City Council t I meet
3.
C services. In order tog firm,
r edevelopment ment an co nsultants from the law firm, d to better understand the process,rassfMonroe and t e planning/landscape
p
to discuss the planning process for the redevelopment of City
with redevelopment consu major redevelopment projects
Dahlgren, Shardlow, and Uban (DSU),
r next steps and items to consider when moving forward
e and
addition, both firms are ve
Center. Both firms have significant experi (once Fork' g with cities on m p w
and will be able to describe some options p o ssible future
on a City Center for the Council. DSU may also be helpful
r ro'ect. In a ry familiar with the city of e
p
would be a valuable resource in identifying
responsibilities of the City Center Advisory Committee. with consultants from Krass
Re ue
sted Action: Staff requests that the Council direct staff to schedule a meeting
Monroe and DSU for an upcomi g work session.
n
Request for Action, Page 8 of 9
November 21, 2005
and Advisory Committee responsibilities. To provide disect� to staff
itsfgoald the
t s for
4. City Center goals a
future City Center Advisory Committee, stafUlrlecommed that
discussions among the Council, staff aft
the City Center. Based on ideas expressed d g p revious
former Cit Center goals into the 2005 City Center Goals fC ounc i l Committee,
revised t may be
redrafted the form ty
revised goals attached). In addition, before forming the City Center A dvisor y
s responsibilities. Previously, representatives rass Mon oeD and ahlgren,
helpful to identify the committee'
the
Shardlow, and Uban (DSU), Northwest Associated Consultants 003
Ci
Mediation Center created and administered the work plan for the tatives from om eor all of these groups
process was very effective and staff recommends the new Cit Center Advisory Committee.
are involved in creating the work plan f
uests that the Council establish 2005 City Center Goals and discuss the Advisory
Requested Action: Staff re q
Committee's Responsibilities.
5. Revise framework plan. Although the city is moving in a somewhat previous City different
ous direction, the Task
Framework Manual, which was prepared by a consultants, a
could be used as s the pity moves forw with
Force, has sever valuable components
redevelopment. As the manual explains, the framework plan f lan i sno thelfinal development plans,
years of both public and private development. The framewor p
but rather it illustrates the vision for the community and is a tool for making decisions regarding
public and private investment in the City Center area. revsions to the
wan to consider working with the advisory committeS tha u ortlthe plan s
The Council may wa
framework plan. These changes may include updating d n 2203• Another m ajor change to the plan
trends may have shifted since the studies were prep are
ude modify ing the plans for phasing the redevelopme e Ho e
the CounciYs satisfaction, Comprehensive modified
would likely incl Y Plan
it can be adopted a Center Zoning D strict Once adopted, it will serve as a
and incorporated by reference into the City
framework to base decisions regarding both private and public investment in the City Center area.
s revisin the Framework Manuel, which would serve as a tool for guiding public and private
Requested Action Discus g
investment in the City Center area.
Advisory Committee. The city received 19 applications ri businesses located in the Advis city
6. City Center Adv ry
Committee. Fifteen of the applicants red dze four also on r ese
the Planning Commission. Of the
(Fi 2). Three of the applicants that are city residents
applicants, four were on the previous City Center Task Force.
Request for Action, Page 9 of 9
November 21, 2005
Fig. 2: City Center Advisory Committee Applicants ADDRESS
NAME AFFILIATION
Planning Commissioner 4417 Flag Avenue North
1 Roger Landy 7601 42nd Avenue North
2 Greg Voss Northwest YMCA
resident 7300 39th Avenue North
3 Beverly Erickson 5242 Quebec Avenue North
4 Robert Sable resident
Hawk Realty 7600 Bass Lake Road, 9102
5 Tony Hawk 7780 48th Avenue North
6 Ranjan Nirgude Planning Commissioner 8019 Del Drive
7 Jeff Hackler resident
$ Paul Anderson Planning Commissioner 7700 42nd Avenue North
resident 820145th Avenue North, #301
9 Bernadine Jaffe 4616 Del Drive
10 John Schaefer resident
resident 8040 Del Drive
11 Brady Anderson 8617 Hopewood Lane
12 Steve Goldschmidt resident 7849 42nd Avenue North
Kitchen
13 Kevin Tiffany Country 4331 Winnetka Avenue North
14 Judy Betty Liberty Tax Service
resident 7809 Elm Grove Avenue
15 Adam Rautio 2748 Lamphere Drive
16 Kimberly Johnson resident
resident 3640 Maryland Avenue North
17 Tim Crocker
resident 820147th Avenue North
18 Joel Mich 4531 Flag Avenue North
19 James Long resident
a bove, the previous City Center Task Force followed a ° tee the l
As d ab p Council
planning consultants from DSU. As the Council
se to formulate and a dminister a
also want to consider requesting DSU s a
work plan for the committee.
that the Council establish a timeline and plan for interviewing applicants and forming
Requested Action _ Staff requests
the City Center Advisory Committee.
Funding
p l ann ing for
Funds are set aside annually in the EDA budget for consultant such services and the 2006 EDA budget
redevelopment. Some funding remains
for consu ltant services DA budget or edevelopment planning-
includes between $80,000 and $100,
Attachments
• Meeting minutes
• Letter to Kloeber
• Aerial photo of northwest City Center
Northwest City Center property summary information
About Sears Holdings Corporation, Sears Essentials, and message from the Chairman
Article about Big Lots
Interested developer list
Draft revised City Center goals
Sample thank you letter sent to applicants
New Hope City Council work session minutes
City Council work session -- August 29, 2005
IMP. PROJECT 792, Item 11.1
Opera introduced for discussion, It
11.1, Meeting with key stakeholders in the city center area
Mayor
to discuss potential development and redevelopment opportunities. e northwest corner of 42nd
Mayor rm em noted the focus of the c ity prre
e tylowners: Robert R Rappaport ( Winnetka
(owner of mart property), the of the e Center
and Winnetka of which there are three p p and Bahrain Akradi (owner of Y
Shopping Center), EBL &S . He noted Unique Thrift holds a 30 -year lease, and K -mart has a
Shopping Center and Lifetime Fitness).
ten -year lease capable of being renewed five times. ing persons to the New
ald director of community development, introduced the
Ve Kloeber, owner of the U q
ue
Mr. Kirk McDonald,
Hope City Council: Rober pMr. R rtW legal counsel r
Thrift Store; and Leland Fr ankman
Mr. McDonald initi the discussion by explaining the area h inembe r wereielected for i p o t ential
o office
redevelopment during the past few years. He stated three new counts ess is for the City Council to
January and at the council's direct ion, over the past four months e a as met with major property
in owners and business owners of the area. He stated the next step p roc
meet as a whole
with the major stakeholders of the city center area to exchange dialogue on joint efforts
for potential redevelopment.
Mr. McDonald
distributed a discussion outline, but noted the discussion may deviate from the outline.
the pit has been studying the city center redevelopmt Sto °e wh ch make the
Mayor Opem stated Y
-year lease with
the Counc
nted out surprise of learning of the 30 Unique e as well. Mayor Opem
e with developers and/or
x ensive. He also poit the K -mart site has lengthy ackags
developmen e p
stated the Council is trying to figure out how the city can put tog ether defined as a mixed use zoning
make improvement to the city center with minimal risk. He emphasized the Council s
retail owners and m P
desire to be sensitive to current businesses. He stated the area is presen y
district, and the Council would be willing to consider a limited ameVelo of
ment sing. Mayor Opem
questioned Mr. Rappaport and Mr. Kloeber of their interest in such a re p s not 1 a thrift store at the
Mayor
or O em also disclosed that in prior conversations bh t mentioned d o would be willing to assist in
city center is in the long -term best interest of the y,
locating an alternate site for the thrift store.
as recognized. He asked constructing
Mr. Dave Kloeber, owner of Unique Thrift Store, w
last year. He also
opportunity to review the DVD of a project that he was involve �^' tamed that fora number
he Council to visit the thrift store at Burnhaven Mr Kloeber maintained that will be opening on
welcomed the
Day (which is approximately 30,000 square feet in size
as been discussion that the New Hope store will b building. He stated his
on the taken so the owner has deferred
of years there h
maintenance. He explained that this spring a new roof was place
of replacing the ceiling, light fixtures, and carpeting that were damaged by p ast water
intent P
problems.
Page 1 of 9 ci center stakeholders-- summer -fall-
G: \CommDev \Kim \City Center \2005 City Center \Communications \minutes from meetings with key ty
2005.doc
New Hope City Council work session minutes
oeber that it had been a while since he viewed f Dad D VD- He toured the Ceng
Mayor Opem advised M r. Kl
al
that he, along with the city manager and community development
Avenue development.
Council Member Nolte inquired of Mr. Rappaport's ideas for the center• ied that his interest is to
but he is not a developer. He clarif
Mr. Rappaport stated he owns real estate, He noted he has had numerous tenants
either lease the space or have the property taken by the city. He � ommented on the inability to lease spac
due to the city's continued discussion regarding eves city ked that he is not willing
interested in leasing sp ace at the center lopmen d remar but believes city staff has adnsed the potential tenants against
doing so. Mr. Rappaport expressed his frustration over the situatio of a development because he is not a
to take on additional risk. He also stated rt will not be a parr' seek legal counsel. ed urged the
developer and does not need any more partners. He noted he recently
se d a Bank interested in leasing
part of the center and when the deal failed to materialize he decide d redevelopment target
to finance a project, the Council should
city to make a statement that there is no redevelopment project. He state i
rojectetY has no current means
disclose such and announce
date such as five years from is going to be
now.
legal 1 counsel of Mr. Rappaport, was recognized. He noted h
ed for al repre
k t value Mr. Lee Frankman, ue
H e
Bockus relative to the city' referred to e-mail correspondence r provided t Mr. Rap
property a p ort and alleged taking of the
for the center. Mr. Frankman
that city staff has been advising future tenants not to rent at the center be n a contract with a tenant
demolished and become a residential area. Mr. Frankman spoke rega i atthg possibility of an inverse
condemnation action. He also commented that if Mr. Rappaport g
and the city advises them
not to enter into a lease because t
hm he property may against the c ty it could be
construed as tortious interference of contract and he could take legal recourse mended that the city
f.
Mr. Frankman advised against such future c{ ti by city
is afnumber of years away. either acquire the property or publish the fa t a project
of prior conversations with Mr. Frankman
Mr. Steve Sondrall, city attorney, was recognized. He spoke p
'ver a number of months. M td o to the level that
of tortious
that a task force had studied the development o
was making negative comments to h Prospective
hei cent e r, ennts of the
s not involved day -to -day operations, he highly
interference of contract. He stated t hat
doubted the allegations.
Mr. Kirk McDonald, director of community development, clarified that a velopmentyreview l mee i g
Coffee) who have met with city s
tenants (including St ta p ossible redevelopment. He
s parking). He stated if questioned about the furore plans for the center staff has
(building plans, setback , p
stated they are uncertain alt advised dthotenial been
enantts against leasing space at the center, but if asked
clarified that staff has never advise p
about the future of the center, staff tries to answer in an honest manner• ations for current tenants. He
mayor Opem reiterated that the Council will work
hares toe to business disruptions.
O
m
noted one possibility would be to proceed p hases
2 of 9 ci center stakeholders-- summer -fall-
G: \CommDev\Kim \City Center\2005 City Center \Communications \minutes from meetings with key ty
2005.doc
New Hope City Council work session minutes
Mr. Frankman asked what the city will do in the future and whether it will make a statement to indicate
that there is no developer, no money, and no plan to acquire the property.
Mayor Opem responded that the Council is unable to make such a statement at this time as they have not
yet met with all of the major stakeholders.
Mr. Rappaport noted if need be, he can obtain testimonials from leasing agents and others regarding
comments made by city staff that dissuaded potential tenants from entering into leases.
Council Member Gwin -tenth expressed appreciation to Mr. Rappaport for serving on the City Center
Task Force and for sharing his opinions and concerns with the Council. She shared that a campaign by
community regarding the original City Center Task
Citizens for Sensible Government misrepresented the
Force's objectives. She reported that the campaign was largely funded by Dave Kloeber, owner of Unique
Thrift Store. Mr. Kloeber admitted that several businesses contributed to the campaign, but he questioned
whether Council Member Gwin - Lenth had any proof of her allegations that he was the largest
contributor. Mr. Rappaport stated he has not heard of Citizens for Sensible Government and has not had
any involvement.
Council Member Gwin - Lenth emphasized that the community requests and deserves openness.
Mayor Opem asked Council Member Gwin - Lenth to curtail the discussion regarding Citizens for Sensible
Government since it is outside the scope of the purpose of the present meeting.
Council Member Gwin - Lenth concluded by commenting she feels answers are owed to the numerous
people who have recently contacted her to understand why there had been an injection of that amount of
money into a decision - making process involving the redevelopment of the City Center. She asked for
openness and transparency.
Mr. Rappaport noted he saw how much money the Council spent on plans, and he maintained that
funding for a project should have been resolved prior to creation of renderings.
Council Member Nolte agreed with Mr. Rappaport's observations and pointed out the Council is aware
of the need to determine the financial component. She indicated the meeting is to exchange dialogue and
listen to ideas from Mr. Rappaport and Mr. Kloeber.
Mr. Rappaport acknowledged the many owners and varied interests add to the complexity of a
redevelopment project.
Council Member Sommer conveyed his appreciation to Mr. Rappaport and Mr. Kloeber for meeting with
the Council. He emphasized the need to have meetings with major players and determine if there is an
interest in forming partnerships with the city to pursue redevelopment. He noted if it is determined that
there is no interest and the city cannot undertake development on its own, he would support issuing a
public statement for Mr. Rappaport's benefit. ce to invest time effort Council is holding
asking meetings with the major players before g a new Task For
Mayor Opem inquired of the value of Winnetka Center. Mr. Rappaport stated he would need to have it
appraised, and the value would be higher if it was fully leased.
Page 3 of 9
G: \CommDev \Kim \City Center \2005 City Center \Communications \minutes from meetings with key city center stakeholders-- summer - fall -
2005.doc
New Hope City Council work session minutes
er in uired whether the retail climate could withstand higher rents to offset
Council Member Somm q
building improvements.
Mr. Rappaport c ommented that the center's structure is solid. He stated ov rent co and be higher to make other y
uct nt formerly leased by Marquette Bank
commented that the space
building improvements, but he i reluctant to undertake parking of imp
in with the present situation.
would be highly profitable as banks pay $15 to $40 per square foot. with the Council. He noted
Member Hoffe thanked Mr. Rappaport and Mr. Kloeber for meeting
the school district property which
ered b is prohibitive. r cos
the originalT Task Force
ce
the original Task Force focused on ize
acknowledged that the Council will uti of participant o serve on new T Force.
a nd spoke of the need to have a n umber
Mayor Open1 noted the increased fuel costs will promote the ial ten nts at the center. He reiterated
'tin tenants. He asked Mr. Rappaport and city is not trying to discourage potent d Mr. Kloeber to consider
opportunities. He stated th ia tenants ested in e g listening to a
that the city is hopeful of retaining
the stated is not in a position if the city determines it for their
becoming involved with the redevelopment. He stated the city would be in er
proposal. He also agreed to make a public and Mr. Kloeber
any short -term redevelopment plans. Mayor Opem thanked Mr. Rappaport
time.
a ort has owned the Winnetka Center. Mr. Rappaport
Council Member Nolte asked how long Mr. Rapp p
ed the lease with Unique Thrift Store will expire in 2027. He urge
stated he purchase d it in 1996. He stat
the city to reach a conclusion soon.
Robert Rappaport, were excused from the meeting.
At this time Rob Pp aport, Dave Kloeber and Leland Franklin
Council Member G
win -Lenth reminded the Council that two members had caner input as Task well as i by
property owners (Mr. Rappaport and Mr. Akradi), so the Task Force
several business owners of the center.
Mayor Open again mentioned the lengthy lease arrangements and the citn's financialpconstraints. e
remrked that he would like to see the center developed but understands and to set up a
Staff was directed to schedule a meeting wi there has been sorre l interest e pressed by both owners
th the owner teleconference with EBL &S. Mayor Opem state
regarding a redevelopment project.
of the land.
reed that a lease situation would complicate
have
He bare the
contract, the Mr. Steve Sondrall, city attorney, a g
He stated if there is not a condemnation clause
thellease contract would dictate how complicated the land
acquisition costs with the tenant. He stated
acquisition might be.
t Mr. Kloeber had previously indicated he would be willing to relocate the Unique
Mayor Opem noted that
Thrift Store if the city found an alternate site.
Page 4 of 9 center stakeholders-- summer -fall-
GACommDev \Kim \City Center\2005 City Center \Communications\minutes from meetings with key city
2005.doc
New Hope City Council work session minutes
Staff was asked to follow up
with Mr. Kloeber to clarify whether he has any interest in potential
development.
Council Member Gwin L
enth stated Mr. Kloeber's development activities appear limited to th store
nt with
development. She asked for clarification of his involveme to { rather M Dhana develop. manage
stated he believes Mr. Kloeber was an investor and partner of the g tion to hi h- density housing, and density based on 16 hg units
Council Member Gwin -Lenth acknowledged the Counc s °pp osi per
Avenue r criteria. Mayor sing clarified
p ointed out that the Lofts project on Central tiered may not meet othe vement an ouilities.
sin
acre). She noted the developments being co
that the examples provided were to demonstrate Mr. Kloeber's invol capa s involved in
successes with cross traffic for other noted
Mayor Opem businesses.
Council
Member Sommer mentioned that Mr. Kloeber previously indicated e wa e
purchasing strip malls and transforming them into Kloeber's involvement it was revitalized and
maintained that Mr. Kloeber should not be excluded e as a developer at this Poin
the SunRay mall in St. Paul was in a state of decay, and a
has occupied storefronts. She
Nolte requested clarification of the definition
the city can afford. She pointed
d what of high density housing.
Council Member ted in a prior newspaper
recommended that the city first t for�mer Task Force p e noted some mem r
was di (as q no o the prior Task Force may
is val uble. Sh
o ut that she does not believe
nthe d it ortant to include new
's people. She emphasized the need for
article) but believes their
experience pa
not be able to change direction, and
the city to get beyond discussion and take action on redevelopment efforts.
Council Member Hoffe asked for background of the K -mart and Big Lots properties. noted it could take
Mayor
Cou
explained that this information will be provided for future New Hope
He ot
up to two o years p ars before K- mart /Sears selects the store type ( the were selected by
Council Member Sommer
noted the reason the plans with high density s °oncl�ded that the only way
original Task Force was due to the high acquisition costs. He state 1 the feasible was to raise the tax base through meets with the rest of the
high density housing. He
the development could be financially
advised against assembling a new T ask making a determination whether a project is
stakeholders. Mayor Opem co ncurred and
feasible or not after the final meeting.
to schedule a meeting with another owner for the September 19
Mr. McDonald stated he is attempting
work session.
as
th hasized that the manner in which government
work w it pre whosare hope that the Council Member Gwin -Len em p
important as the work itself. She he answers they provide the Council.
straight- forward and fully honest in 2003, that indicated the framework
Council Member Hoffe referred to a document dated September 18, to what they could
that there was only one
usin . He stated this was distributed to the public as
and plans called for mixed use ho g p ointed
expect, but it misled the public as it was onl
P a g e e or
P 5 of 9 k. He p stakeholders summer -fall-
ci
er \Communications \minutes from meetings w center
G: \CommDev\Kim \City Center\2005 City Cent
ith key tY
2005 -doe
New Hope City Council work session minutes
day from 4 to 7 p.m. He recommended greater public input if the
meeting open to the public on a week y
city proceeds with redevelopment efforts for the city center area.
City Council work s Iestsm 111eptember 19, 2005
IMP. PROJECT 792,
stakeholders in the city center are
' cussion, Item 11.1, Meeting with key
Mayor Opem introduced for discussion, p p ortunities.
to discuss potential develo ment and redevelo ment o p t introduced Howard Paster of Paster
Mr. Kirk McDonald, director of commum
ty develo men ,
er involved in the recent Crystal Shopping Center project.
Enterprises, the develop city and cit staff met
that the mayor, y mana g er, y
Id initiated the discussion by explaining
M r. McDonal ose of the meeting tonight is to exchange dialogue with the
earlier this year with Mr. Paster, and th e p ur p
entire City Council.
Crystal shopping center project at Bass LakTa1Ren ed that the Broadway
approximately 210,000 square fee
Mr. Paster briefly explained the y roached by the city of
He stated the project was approt in size.
e
started ten to 15 years prior l or to the actual project. He stated he was app ter acknowledged
discussions r many discussions he committed to tMrrPasvation project. He
Crystal and Target in 2001 and follows g
to accomplish due to the number of stakeholders. ted theme has
h to
that the New Hope p
the stakeholders included Target Corporation and Paster Enterprises H
stated pr, f the ect could be diffi cult J
commented the attractiveness o present center
be a benefit before owners would want
located o by Lifetime Fitness.
to commit
M O em pointed out that K -Mart has a 50- year lease. demand for retail in the
er believes there is a strong
1 Member Sommer asked whether Mr. Past
C
New Hope area.
po pulation can support additional retail. Shopp Center
that it
Mr. Paster indicated he believes the p o p er than anticipated to raise the occupancy levels at the Crystal pp rmation becomes
has taken 1 on g
is interest in working with the city of New Hope when more info
Mr. Paster expressed h
available.
Council Member Sommer noted the present centers do not flow together and do not promote cross traffic.
b NAIOP (National
Council Member Nolte complimented Mr. Paster on the positive image that has resulted from the Crystal
o in developers i to target the the economy tand fuel areas within
Association of Industrial and Offic
Sh Center renovation. She rofessionals) ers i accor ding to survey conducted n h
pp
e P
ookl n Park and Maple Grove. She inquired of Mr. Paster 's thoughts o
of Br y
costs would affect retail shopping some people are choosing to live in the
noted the twin city populations are growing.
Mr. Paster remarked that due to increased traffic congestion,
suburban core or first ring suburb
Page 6 of 9 city center stakeholders-- summer -fall-
nutes from meetings with key
G
: \CommDev\K'rn \City Center\2005 City Center\Communications\mi
2005.doc
New Hope City Council work session minutes
Council Member Hoffe questioned whether the Crystal Shopping Center project required acquisition of
some leases.
ardin future development were added as leases were renewed, but
Mr. Paster stated that clauses re g g
there were instances where lease buy-outs were necessary. He noted the 30 -year (Unique Thrift) and
Mayor Opem thanked Mr. Paster for the educational meeting•
challenging the p roject and more expensive than originally believed.
50 -year (K -Mart) leases mak p
in a p ossible
development project and noted his receptiveness to meeting
Mr. Paster expressed interest p
again with the City Council at a later date.
City Council work session -- September 26, 2005
IMP. PROJECT 792, Item 11.1
discussion Item 11.1, Meeting with key stakeholder r the c ity center area to
r )
Mayor Opem introduced
for t and redevelopment opportunities (improvement
discuss potential development an the c it y center area and has
Mayor em advised that the City Council is rm l neewhethereProperrtty owners would be interested in
p
been meeting with key stakeholders to determine
redevelopment opportuniti y chief of
d director of community development, Dntr onId oduced Mr. Howard Lev explained that the redevelopment
city
Mr. Kirk Mc, ,
for EBL &S Property Management, Inc. Mr. Mc
nt of the Winnetka and 42nd Avenue North intersection. He noted the y
development
focus is the northwest quadra
has become aware of extensive leases on some of the properties. containing K -mart stores. He
city's redevelopment plan would be K- mart's pt o ptions with t no
Mr. Levy stated EBL &S Property Management owns 15 other sites renew
concurred that a large obstacle for the y
se for 60 years (as the current lease expires in 2010 and contains 10 five -year referred developer.
lea 'zed the need to maximize the property for K-ampart and expressed a
rent increases). Mr. Levy emphasi
i he has with the K - ld be interested in terminating the lease.
mart Corporation and agreed isi�n. He acknowledged that they are to contact K -
willingness to consider the city's v
Mr. Levy spoke of the good relations p
mart to inquire whether they would nt of the type of store
il
of store consolidations was also discusesed. ned the
Discussion he possibili ssion ensued regarding the recent K -marl /Sears merger Mall. s products. Levy uncertainty
pla
planned for the New Hope site. ty -mart and Sear
Member Nolte noted the close proximity of the Sears store at Ridgedale
company's plan to create Sears Essential stores selling both would be an optimum time to convert
Mr. Levy pointed out that due to the current real estate market it w
p to cash.
Page 7 of 9 city center stakeholders-- summer -fall-
G: \COmmDev \Kim \City Center\2005 City Center \Communications\minutes from meetings with key h
2005.doc
New Hope City Council work session minutes
ired regarding K- mart's right to sublease the p eert y te n a nts Lev as
Council Member Gwin -Lenth inqu g th
the parking lot, a they may have
K- m art leases the entire space, including
desire. area. He noted the
oximately 30% of the parking
Council Member Sommer state d K -mart only uses appr
g K -marts have
but some have been proactive in adding or Home Depot
traditionally been stand-al
K -marts have co- anchor stores such as g
Mr. to the outlOt
addition of other retail use on uildin b ay be a customer raw• g rocery
dding t enant s
lone b uildi ng s
area. He also noted that so Y
stores.
K -mart would probably be receptive to adding retail use so long as they have
Mr. Levy commented that
adequate parking and access for their customers. that K -mart may not be in a
M Opem relayed a conversation with Mr. Levy's partner, Ed Lipkin,
Y the New Hope store for two years. He d ecide s orcl l se the store. mr• vY
position to make a decision on
and obtain a finite date. av asked the the lease until 2010 or buy it out early.
indicated K -mart would have to pay
Lev to relay the city's concerns to e City is Onlyiattempting to make
Mr. McDonald asked Mr. Y ood long -time business, and th y
emphasized that K -mart has been a g Member Nolte also inquired
improvements with greater o ptions for retail. Council Member No s uggested ggeSted asking K -mart whether te
rLevyarespondedtthat 1K - mart would likely consider altering the
they would consider a complement.
regarding exterior upgrades, and
existing store's facade.
Mayor Opem stated the Council is striving to determine whether redevelopment is an attainable goal.
ness to cooperate with the city so long as c is d ateWalmart and Target
Mr. Levy expressed his willing
He p ointed out that K -marts will not a r e s v isi on h
onwith respect t o the New Hope p ropert y -
stores. He rioted he will inquire of K -m
uestioned whether Mr. Levy has knowledge of any retail or housing
Council Member Gwin -Lenth q
development that he would want to share or recommend for New Hope. it oriented development,
Lev relayed a situation of a store in Califoousin th�'ith is located w ithin a a limi ed retail use
ans
Mr Y
and the area will be changed to high density g ther than high density housing. Mr. McDonald
Mayor Opem stated the city is considering a mixed use ra
asked whether Mr. Levy would be interested in redeveloping or selling the property if K -mart closes its
store. he would be very interested in
Mr. Levy noted although he cannot speak ing hou iing partner for a joint venture.
developing the property and would likely
Levy for meeting with the Council and expressed his pleasure that Mr. Levy
Mayor Opem thanked Mr. Le y
may be interested in working as a developer with the city.
Page 8 of 9 ci center stakeholders-- summer -fall-
G: \ComTrDev \Kim \City Center\2005 City Center \Communications\minutes from meetings with key tY
2005.doc
New Hope City Council work session minutes
City Council work2 item 11 October 312005
IMP. PROJECT 792, key stakeholders in the city center area o
g ro ect no. 792)•
Mayor Opem ntr and redevelopme development opportunities (improvement p j
i oduced for discussion Item 11.4, Nleetin
discuss potential develop
o wner of New Hope Mall and Lifetime Fitness, was introduced, inten to meet
Mr. Bahram Akradi, own Y Council s mte
of community development, explained the City to the City Center
Mr. Kirk M director cDonald, enter area to learn of their interest as it relat
with the key property owners in the city c
redevelopment project.
Mayor Opem advised Mr. Akradi that the city
realizes the major hurdles it faces due to existing lease held
by Kmart and Unique Thrift.
ical option to upgrade the corner near Kmart by adding stores to
Akradi shared e noted face the rent would pay for the city's investment.
face 42nd Avenue.
Sho ing Center. Mr. Akradi shared that pT Ce
Discussion ce needs a building to attract them- is too high,
ensued regarding the Winnetka Pp
He also pointed out that the p lease he has seen has an
tenant presen need to proceed with condemnation action. He noted every
and the city may
eminent domain clause. expanding Lifetmime and Fitness
b still has room for up to 900 more members,
Council Member Nolte inquired whether Mr. Akradi would be interested in Brooklyn Center health
ion unless a decision is made to close he
in New Hope. Mr* Akradi responded that the club
does not envision the need for an expansion the Br
the inter ss and noted
views
club site.
i wi th the City Center redevelopment proce
Mr. Akradi expressed interest in being m With rental, condos, and retail.
ested that New Hope
that he wou
ld bring in other partners to create a developmendt o u d occur. He sug o g kers fo
He emph r input-
asized that the city has hurdles before
al lan for the City Center project to be presented to real estate ,s intent to prepare
create a conceptu p art of
Mr. Kirk McDonald, ents from
develo ment, advised the Council of staff the first p
director of community p
staff will ask the Council to begin
m with all
1 deadlines stakehol ers
by a summary of com
November. He also noted following
ommiitttee applications.
reviewing the city center d`
Page 9 of 9
i center stakeholders-- summer -fall-
G: \CommD
ev\Kim \City Center\2005 City Center \Communications\rninutes from meetings with key c tY
2005.doc
Mr. David Kloeber
DNK Management
1387 Cope Ave. E.
Maplewood, MN 55109
Dear Mr. Kloeber:
We are happy to hear that you remain interested in conducti 1 d business in New
Hope's city center area. In response llowed in the City Cent r ea, I have enclosed a
about the types of businesses
copy of the section on Community Business Districts from as the city's all t other areas of
p
Code. These restrictions apply to the City Center area
the city zoned Community Business.
As the Mayor and others have suggested in the past, if the be further participates ns on
redevelopment project in the d to locate m there may
project. If this were to occur,
the types of businesses invite
the specific criteria would be established at a later date. it is
the ciy that at th e city
would favor high amenity retail an d providers that will
promote an attractive and active city center area
Thanks again for your continued interest in New Hope's City Kirk McDonald at
contact me at 763- 531 -5196 or
k�reen @ci new- ho-oe.mn.us or
763- 531 -5119 or kmcdonald @ci.new -ho mn.us if you have any
questions.
Sincerely,
Kim Green
Community Development Assistant
Kirk McDonald
Community Development Director
CC: Dan Donahue, City Manager
Val Leone (Improvement Project #792) PE
C ITY F E
4401 Xylon Avenue North + New Hope, Minnesota 55428 -4898 + www. ci.new- hope.mn.us
City Hall: 763 + Police (non - emergency): 763- 531 -51 + publiuWocrk�ss: 63 Fax: 777592DD•6763- 531 -5109
City Hall Fax: 763- 531 -5136 ®Police Fax: 763- 531 -5174
t
i
i
i
Q
/J
Q
N
et
't3
c�
O
OG
f3
� L
O
I .:L
v
O
Q
0
November i 2005
City Center property summary information
City Center Mall
4203 Winnetka Avenue North
PIN : 18- 118 -21 -11 -0016
S 5�,� partnership [Lifetime Fitness, Bahram Akradi]
Owner: New Hop e /V lebees, Blockbuster, and others
Leased by: Lifetime Fitness, App Bahram Akradi, 6442 City West
Taxes paid by:
New Hope/US Swim partnership, Attn:
,c Prairie, MN 55344
Land Market
value: Building M $4,000,000
Total Market Value: $6,100,000
Total Tax 2005: $232,876.80
Page 2 of 3
v Kim \City Center \2005 City Center \NW City Center property information Fall 2005.doc
G: \CommDe \
Construction year* 1965
Property Area: 7.28 acres
November 1, 2005
City Center property summary information
Winnetka Center
4301 Winnetka Avenue North
PIN: 18-118-21-11-0018
Robert Rappaport]
and others
Owner: Kensington Cottage Corp IA a ort, A School/ Anderson Floral,
Leased by: Unique Thrift Store, Sp e Corp IA /ND, Attn: Robert Rapp p
Taxes paid by: Kensington g
- _I . __ Rlv(, . Hopkins MN 55343
Land Markey Value: Value: Building M $500,000
Total Market Value: $3,500,000
Total Tax 2005: $130,247.90
Page 3 of 3
G: \Co�'D
Kim \City Center \2005 City Center \Nw City Centex property information Fall 2005. oc
Construction year: 1980
Property Area 10.4 acres
November 1, 2005
City Center property summary information
Kmart Site
4300 Xylon Avenue North
PIN: 18- 118 -21 - -0013
Owner: EBL &S (MASTER LP ASSOC LTD o f 60 year lease)
Leased by: Knmart Corporation (equivalent
Mart Corp C/O Burr Wolff L P, P O Box 22799 Houston, TX 77227
Taxes paid by: K
bv: Big Lots (sub - leases from Kmart, ma y be closing
Land Market Value: $3,000,0
Building Market Value: $750,000
Total Market Value: $3,750,00
Total Tax 2005: $143,824.50
Page 1 of 3
G: \
CommDev \Kim \City Center \2005 City Centex \NW City Center property information Fall 2005.doc
Construction year: 1971
Property Area: 12.5 acres
source: htt : /w`h searshol din's.com invest (November 8, 2005)
Page 1 of 4
Page 2 of 4
Source: httpll (November 8, 2005)
\nny last letter | descr our investor relations philosophy: t o c that describing the business
atm/�b���v�d���o�fnon\
tosharahoNersisoru���|yirnpor�mt �rmanaSe"/e'' ^ ~°' tUth d�thmemtVfa
\asue�an�pehorm�n�� dmnin�rdin�tommountof�n«�»nthiaect��� �
va|u�\shsmin0o�n\ornn�n��am�
connpony's operating performance.
VV h�ve chosen to describe invvr\doQ. rather than ora Uyor through presenb��n�O�r�rmeaoff
a t �dit\ono|profunnadesnriptive analysis to bridge GAAPnunnoensoo/'u
incorporate a business Vye have thedhz provide the nnanca/'u"/n="°''~�^
appropriately describe our uanesa p� �onn�nm� the company
independently. We believe this approach provides v�ou|dwenttnsee�wewereano|y�ng �
i
Vendor
As we consider our merchandise choices in Sears, Kmart, and Sears Essentials, we are paying par ��
�
�entionhadave|opnneotofo|nseredadonshipswiMhourwandors.K0anycnou/ve/ww.=, |o
= see increased
Page 3 of 4
Source: h W j,,,�,st/ (November 8, 2005)
L _
Edward & Lampert
Page 4 of 4
raga 1 ul i
Printable Version
Report: Ironton Big Lots store on closure list
By Michael Caldwell /The Ironton Tribune
Known as the closeout king, the Ironton Big Lots store may be closing out itself.
Details remain hush -hush but the Ironton retailer will reportedly c to 170 u doors f
od early e an
year. Big Lots Inc. announced last week that it planned to
effort to bolster company -wide performance.
en released.
Corporate officials were unavailable for comment and no official lit of cl osure of h the chopping
However, all signs point to the Ironton store that opened in 198 g
block.
" s been hard. Everyone comes in upset," said one source close to the local store. "The community
It ha
needs to know."
Multiple sources indicate that the store closure is definite, though an exact date is not as clear.
One source said the store will likely receive shipments at least through November and close between
December and February.
Big Lots store employs approximately 20 people. Whether or not those individuals will be
The Iro nton g
transferred to another location remains to be seen.
The targeted stores are mostly in the Midwest and hav h ad gn 47ptates and saidt t he plans to
reported to the Associated Press. Big Lots operates , 536
few new stores next year.
earlier had announced it would close approximately 4 st ores closeout stores and all 41 of its
The company store review turned up another
rate for the company. But a store -by-
standalone furniture stores that weren't meeting the mark.
The stores have an average of 25 to 30 employees each, but that number varies, spokesman Tim
won't know how many jobs will be lost until it tries to place the employees
Johnson said. The company
at other stores.
early 2003, Big Lots remodeled 17 stores in the Tri- State, including teverr� hanging seectionaof
In ea y
stores also include a "hot new closeouts area designed to showca
products.
Big Lots invested more than $3 million to renovate the 17 locations.
h ttp: / / /2005/10/27 /news /newsl40.prt
11/8/2005
City Center Devel— oper List
Below is a list of the developers that have
—1, —
�Company Name
I
Adolfson & Peterso n C onstruction
2 Brookstonel Inc.
3 Christenson Corporation
4 Clarion A LLC
5 Coldweil Banke B C et 6 Coll rd Group,
Cunningham Group
8 D N _ K M na ement_----
9
- ba id Bemdard (Rottlund)
10 ' Domir Development �&,c(
1 - T1 H e
J 1
- rita e Development
g
12 Insigni Development
is
Ho vnanian Co_ p_anes_
14 �KW cs
Co rp
16 15 Lif etime Fitness CO
16 Loucks Associates
17 Master Development
18 PariPassu
- - - - - --
1 9 Park Midwest
20 Paster Enterprises
21 River Run Properties
22 R lan Homes
23 iSherman Associates
24 Short Elliot Hendrickson
25 Sjoquist Arc ects, Inc.
26 Stone rid e Development
27 The Cornerstone Group
28 Tradition Companies
29 T ransAction Companies Ltd.
30 Witcher Construction Co.
interest in the Cit Center proj&UL
Contact Name
A nthony joland
R Richard Martins
Ron Christenson
Matt M -
Ron 'c
0
a
h
h
n
t
0
a
t
C
n
r y
d
Christenson_
c
r
s
C
Martins
t
0
t
a
nd
s
er
-i
I�A n
R
r 1
s
R en on
M M 7
oy
J ohn o h n H6-h
u
r
Phillip Byrge
h B
0
Bill D
Noah 13
n e
Dave Kloeber
- c Pa
ruce pa 'o
ru e n n
is � 10n jeT11UY 1 -�2�
,--L—LC Mike Moriarty = ---
J e ff re M SchoeniwPtter
S eve Mangold
reg Hollenkamp
Bahram Akradi
David Hagen
Charlie Nestor
Scott M McMahon
George BestrOrn ------
H Paster
Chris Winter
Chris Enger
Loren Br"e
g emann
Dan Comejo
Michael_Ber
Paul Marz nski
uisition, LLC Jim Steiner
--
R ob \/Vachholz
Bob Bi no & Eric Hoffman
T om Madsen
�)h2AF I
2005 City Center Goals
The Council supports redevelopment of
the City Center area to reinvigorate the city's commercial
core.
General Council goals are: Center.
if d "sense of place" to connect the entire City
• Establish a un y in g theme an neighborhood.
the surrounding City Hall, YMCA, the
• Integrate redevelop ment with Civic Center Park,
•
Take advantage of in-place amenities including earby wetlands and p onds .
green space at Gethsemane Cemetery, o tions that are needed.
• Retain or pursue businesses plans a�e economically feasible.
• Ensure that redevelopment p n
additional goals relating to the commercial, residential, and
identified
The City Council als o n entsof any City Center redevelopment.
transportation comp
Commercial goals include:
power of the City
• Maintain the volume of retail space. the
• in businesses that will contribute to e commercial drawing p concentrated,
• Retain existing ment in a
Center. co mponents of
Design com the redevelop
mercial retail and service comp e attractive and
interrelated manner.
Require design standards for commercial construction that encoura
durable buildings.
Residential goals include: townhomes,
cle housing a
financially feasible.
Provide limited market -rate, life -cy alternatives including residential neighborhoods.
condominiums, rtments as needed to make the project a
co and apa that fits with the character of the surrounding
Provide housing e quality sing products and a variety of
Y hou
Establish flexible design standards that encourag q height standards to
® housing types- density, parking and building g
Permit flexibility in existing setback, project feasible
provide adequate .
® uate housing densities to make the
Transportation goals include: throughout the site.
Provide safe and convenient pedestrian movement
• s t o p s City Center more accessible to a king requirements
Accommodate transit st p im to make lementing strategies to reduce p
Maximize buildable land area i 9 lots. p
and reduce the scale me t plans with regional mass transit plans.
Coordinate redevelop
m
no
Originating Department
Community Development
By: Kirk McDonald, CD Director
- -�_-4-
R E Q IjEST FOR ACTION
Approved for Agenda
11 -28 -05
Agenda Section
E D A
Item No.
5
Kim careen, -- nI - -- � /I
appraisal of the Winnetka Center (4301 Winnetka Avenue North) and
Motion authorizing staff to obtain an (improvement project #792).
Selection of an appraisal firm ( np
Requested Action
Staff requests to present the quotes received by appraisal firms for the appraisal o o f Winnetka
f to obtain an
Winnetka Avenue North) and recommends that the EDA select a firm and authorize
appraisal.
Past Policy and Practice ty nt underutilized sites
m aintenance and redevelopment of commercial and residential
of und within
dential properties
City goal #2 is to pursue the ma the
the c it y . The city is moving toward this goal by exam fair market value when acquiring p roper ty,
,
in the City Center area. The i determined b
a prope a
N fair market va
the city is not obligated to select the firm thaTprovides p experience with When seekin profssonal h the
A s the cit selects an apprai services, sal firm, the city may consider other factors such as p
A tY
city, familiarity with the site, and general reputation for quality.
Background
city center area was identified as the focus area f Council determined to
oar {tYcen on oft e northwest
In January 2005, to ty
The Winnetka Center is one of the three large prope
and to istakeholders, develop At the
city center area. After meeting with city center p r op erty
ntial cost of acquiring the Winnetk Wnetka Center about
obtain more information about the pote
Novembe 21 work session, to City Council directed staff to contact the
owner of the Winn
Kirk McDonald, to community development director,
t sent a letter to
o potential purchase of his propert
ert Ra a ort, indicating the city's desire to learn about to potential for the sale
the property owner, Mr. Rob pP p
SECOND BY
MOTION BY `"� r
TO: I 1 , L EO , - , p
I: \RFA PLANNING C
it Center Area Q- Authorization of a raisal at Winnetka Center
11- 28- 05.doc
Request for Action,
Page 2 of 2
November 28, 2005
ion the city attorney plans to follow -up with a phone call to
of the center (see attached letter). In addition,
Rappaport's attorney regarding this matter. directed staff to solicit quotes from appraisal firms
the City Council also Staff re Staff a request for quotes
At the November 21 work session, 4301 Wir►netka Avenue North) . P by
p
raisal of the Winnetka Center ( d or mail to six appraisal firms recommend a al
for the ap ber 22 and distributed it via email, fax, an
RF m
the city attorney. All six firms
Q) on Novem are reputable firms that are well - qualified to conduct emer 28, 2005 at 1200 p•
( deadline was N and the
Given the time constraints and the holiday weekend, l Te east the quotes to the Council at the me
which is the day of the Council meeting. city attorney will be available to answer any q uestions.
and information provided at the
Next Steps al firm based on the
r equests that the Council select an appraisal the coasd p
the appraisal. Staff will request t a
con tinued
Staff a ppraisal, staff will
meeting• Staff also seeks authorization to obtain
obtain the appraisal. After the city receive l h the City Counciuln
the property owner to 0 the information
schedule a work session to present and discuss
fun from the EDA budget /project redevelopment could seek
Funding the city
eligible TIF expense. If the project moves forward, tY
The appraisal would initially be paid for with fu
However, an appraisal is an
rnb
ursement for the appraisal costs from the funds generated by e TIF district.
reimburseme
Attachments
Letter to Rappaport
• • Request for quotes packet d the RFQ p acket
List of appraisal firms that receive
•
November 22, 2005
Mr. Robert Rappaport
Kensington Cottages Corporation
11111 Excelsior Boulevard
Hopkins, MN 55343
Subject: Potential City Center Redevelopment
Dear Mr. Rappaport:
d one of the items
The New Hope City Council conducted a work session on November 21, 2005 nter area. As you are
discussed was how to proceed with the potential redevelopment of City Cent
aware, this has been a topic of discussion for the past several years.
g
In
regards to the commercial property you own at 4301 Winnetka Avenue, l redevelopme an effort to
the Council
understanding of the finance movin forward with a p o
directed city staff to c omplete the following task
Contact y ou directly and inquire if you are willing to sell the val of t what cu eressted
of the property would be. The city has the current 1 Y
t market value
in knowing what you feel the property is worth. Any information you sr
cate this to me
your willing seller sale price would be helpful. If you could co m
in writing, I will make the information available to the City Council.
2. q uotes uotes for a professional appraisal of the shopping center pe on November 28rand
'soliciting quotes and they will nm to complete an appransal of property. We are hopeful that y the Coucil at
the Council may authorize
y ou would be willing to cooperate with the city on the appraisal p rocess,
firm is selected and w ll share
your property, etc. The city will notify you as soon as an app raisal
the completed appraisal information with you.
3. The New Hope city attorney will also be contacting your legal counsel to inform him of these
steps and requesting your continued cooperation.
ce the a raisal information is completed, the City Council will be conducting another work session
On PP
to determine next steps and we will keep you fully informed.
CITY of NEw HO
4401 Xylon Avenue North -New Hop 763-531 5170 � Publac rl s 763 - 592 -677 0�° TDD 763 - 531 -510
City Hall: 76-3-531-5100 4 Police (non emergency)
City Hall Fax: 763-531-5136,o Police Fax: 763- 531 -5174 o Public Works Fax: 763 - 592 -6776
Mr. Robert Rappaport
Page 2
November 22, 2005
Thank you for your con tinued cooperation on this process.
Sm*- cerely/
Ki McDonald
C Development Director
Cc: Dan Donahue, Cit Manager
Steve Sondrall, City Attorney
Kim Green, Community Development Assistant
Improvement Project #792
Green Kim
From: Green Kim
Tuesday, November 22, 2005 11:45 AM hermanappraisals.com'
Sent: 'shosch @hoschappraisal.cOm'; 'eherman@
To. 'meeks @pros- ns.net'; 'Value ;
Cc: McDonald Kirk rasial
Subject: Request for Quote: Winnetka Center Limited App
Dear Appraisal Firm: center at
Please find attached a Request uest for Quote (IZFQ) for the appraisals of t h e co mmercial
redevelopment site
q
4301 Winnetka Avenue North. The city has identified the property as p otential
and may initiate the acquisition process. information, and property
Attached you will find a description
p p ro er
cote to the city by Monday,
re f work, h you submit a q p e � that evening.
details from Hennepin County. We
Novembe 28 at 12:00 P.M. The council plans to select an appraisa raisal at a later date.
isaraisal co uld be completed. If the city
isitio the city may request a complete app
Please include with your quote anu e stimate of when a hm
moves forward with property acq
with the property owner's attorney and fo �ea� on that has been
The c city attorney has briefly spoken
ow
ner will cooperate with the city to obtain the ap
the prrtieshprior to quote award from the
confirmed. Please do not contact the owner or an
city.
q u estions, please contact me at 763- 531 -5196 or kgreen @ci.new h o p e.mn.us
If you have any q
Sincerely,
Kim Green
Community Development Assistant
City of New Hope, Minnesota
Kirk McDonald
Director of Community Development
Att
formation p r ovided in this email will also be sent to the appraisal firm via mail.
Note: The in
11/22/2005
Description of Work
e ci is requesting quotes from professional firms
to co
The
s ete
P roject Decript Th ty
app
raisals of the commercial property located at 430 CenternThe property is owned by
property is zoned CB and contains a strips upping
as contacted the property owner's attorney, and expects that
a single owner. The city h ppr al. ownership
co
the property owner will allow the city to obtain an a
provided upon quote award. Please do not contact the owner or
information with be p cote award.
anyone at the properties prior to q
Please provide a quote for the following appraisal services:
Limited a ppraisal to establish market value for direct negotiations with owner
for property acquisition
a p p raisal required for commissioner hearing in eminent domain
a
Complete pp
proceeding
preparation and testimony in commissioners hearing or trial in
Hourly rate for p re p
eminent domain proceeding, if necessary
Hall in sealed
F Submission Materials: All quotes are to 2 PM and should include the
R
envelopes by Monday November 28, 2005 at 1
following information: sal Cover Sheet
• pro o
Completed RFQ p
• Summary of services
• Qualifications (MAI Preferred)
November 28, 2005 or Mon
Coin letion Date: The quote will be awardadd date of co mpletion of the limited
shortly thereafter. Please provide an expeC
a ppraisal.
Community Development
City Contact_ Questions may be directed to Kim Gre en, n.us
Assistant, at 763- 531 -5196 or k teen @ci.new- h ---- -_
Attachments:
Location map
Property Information
Hennepin County parcel data
REQUEST PP ® R R AI Q S U AI O .S E �
Winnetka Center
New Hope, Minnesota
0�
RF Due 11/28/0 PM
City of New Hope
Attn.: Kim Green
Community Development Assistant
4401 Xylon Avenue North
New Hope, MN 55428
Dear Council Members: being familiar with all o f work,
The undersigned, having studied the attach rk tin c thereof, hereby p ro p i ti oses to fu of
furnish
n
factors an d other conditions affected the
to complete the project in accordance with the attached description
everything necessary
work. _ (lnnte
k raisals Complete Hourly Rate
Limited
4301 Winnetka Avenue North --
--_------------
Expected date of completion of limited appraisal s the right to reject any
I
terests of the owneT. It is also understood
In submitting this quote proposal it is unde e t d that the owner retain on thi
and all quotes and to award the quote m t
that quotes may
not be withdrawn for a period of 30 days after the deadline ate
request for proposal quote form.
Respectfully submitted,
Firm
Agent
Address
Printed Name of Agent
Telephone No.
Date
City, State & Zip Code
Location Map:
Property Information:
Winnetka Center
4301 Winnetka Avenue North
PIN: 18- 118 -21 - -0018
Owner: Kensington Cottage Corp a A School, Anderson Floral, and others
Leased by: Unique Thrift Store, Sp
aid by: Kensington Cottage Corp JA/ND, Attn: Robert Rappaport
Ta xes p
-, , 11 i vycelsior Blvd, Hopkins, MN 55343
Land Market Value: $3,000,00
Building Market Value: $500,000
Total Market Value: $3,5
Total Tax 2005: $130,247.9
Construction year 1980
Property Area: 10.4 acres
pfintdetails-isP
m current sales information
Esta Value and are not warranted to I
e Certificate of Real Esta
Sales prices are reported a s listed on th
arms-length transactions. October, 1997
Sale Date: $2,850,0
Sale Price: Contract For Deed
Transaction Type:
Data for Tax�espayable 2005
a
parcel
Addition Name:
018
8-21-1
18-1 -2 1
Property ID:
4301 WINNETKA AVE N
Address:
NEW HOPE Construction year: 19
Municipality:
281 Approx. Parcel Size: IRREGULAR
School Dist:
0
Watershed:
Sewer Dist:
02 COTTAGES CORP IA
KENSINGTON C
Owner Name:
Name
KENSNGTN COTTAGES CORP IA/ND
ROBERT RAPPAPORT
Taxpayer
ATTN
EXCELSIOR BLVD
& Address:
11111
HOPKINS MN 55343
m current sales information
Esta Value and are not warranted to I
e Certificate of Real Esta
Sales prices are reported a s listed on th
arms-length transactions. October, 1997
Sale Date: $2,850,0
Sale Price: Contract For Deed
Transaction Type:
//www2.co.hennePin.mn,us/P'ns/printdetai's-isP?P'd=l 81 1821110018 11/22/2005
http:
Tax Parcel Description
UNpLATTED 18 118 21
Addition Name:
Lot:
Block:
N 728 FT OF E 1/2 OF NE 114 OF NE
OF N 350-98 FT OF
Metes & Bounds:
1/4 AND THAT PART
OF NE 1/4 LYING E OF
W 1/2 OF NE 1/4
WEST EXCEPT ROADS
WINNETKA
TORRENS
Abstract or Torrens*
value and Tax Su mmarV for Taxes payable 200
as o f 3 nuary 2 2004
�y Assessor
"y
Values Established I
$3
E stimated Market Value:
$3,500,000
Limited Market Value:
$3,500,000
Taxable Market Value*
Total Improvement Amount: $129,689.63
Total Net Tax:
Total Special Assessments: $558.25
Solid Waste Fee:
$130,24
Total Tax,
it for Taxes payable 2.00
Property Information Deta f 3anuary 2r 2004
as 0
Values Established by Assessor
$3,000,
Land Market
$500,00
Building Market
Machinery Market
Total Market: $3,500,000
$3,000,
Land Limited
$500,0
Building Limited
//www2.co.hennePin.mn,us/P'ns/printdetai's-isP?P'd=l 81 1821110018 11/22/2005
http:
printdetails.j sp
Total Limited:
$3,500,0
Qualifying Improvements
Classifications:
COMMERCIAL -
Property Type
PREFERRED
NON - HOMESTEA
Homestead Status
Relative Homestead
Agricultural
Exempt Status
htt : / /www2.co.hennepin.mn.us /pins /printdeta'ls.jsp ?pid= 1811821110018
11/22/2005
p
APPRAISER CONTACT INFORMATION
Kevin T. Meeks Inc.
Meeks Appraisal & Consulting
3144 Hennepin Avenue, Suite 202
Minneapolis, MN 554
612) 822 -799
Phone: (
Email: mee ap r� net
Stephen T. Hosch, MAI
Hosch Appraisal &Consulting, LLC
Broadway Place East, Suite 201
3433 Broadway Street NE
Minneapolis, MN 55413
Phone: ( 612) 331 -1688
Fax: (612) 331 -160
Ellen B. Herman
Herman Appraisal Services
801 Nicollet Mall, #2000
Minneapolis, MN 55402
Robert J. Strachota, President
Shenehon Company
Business & Real Estate to 400
88 South 10 Street,
1 Minneapolis, MN 5 5403
Phone: (
612) 333 -653
Fax: (612-),344-1635
We yVWW.SHENEH
Email: VALVE @SHENEHON COM
Scott 1. Ruppert
Ruppert Appraisals
7301 Ohms Lane, #355
Minneapolis, MN 55439
Phone: ( 612) 630 -807
Fax: (612) 630 -8075 raisals.com
Email: eherman @hermana
Phone: (952)224-8085
Fax: (952)224 -8087
Ron Lachenmaye
BCL Appraisals, Inc.
2855 Anthony Lane South, Suite 145
Minneapolis, MN 55418
Phone:
612) 781-060
Fax: (612) 781 -7826
mle!e4cs
Appraisal & Consulting, Inc.
November 28, 2005
Ms. Kim Green — Community Development Assistant
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428 e, MN
Re R
FQ for the appraisal of 4301 Winnetka Avenue North, New Hop
Dear Ms. Green:
feted RFQ regarding appraisal services for the ab ove-
comp
Enclosed is the of a Comp
por w
referenced property. The °restricted" repill be. comprised a ppraisal will be
ref art format and the comp These report
Appraisal in a Restricted Report
in a Summary Report format.
com prised ions are described as follows: follows:
op tions an opinion of value
A Complete Appraisal is the act or process of developing Departure Rule
or an opinion of value developed without invoking al be
meaning that the cost, sales ocf the subject p Pedcyome a pp roaches will a ornP
used in estimating the value 1 with the
Furthenriorne, a Restricted Appraisal Report is intended to co o f �g Uniform
re porting r equirements set forth under Standards Rule 2 -2(c) false/
Stan dards of Professional Appraisal Practice for a Restricted App
Report. As such, it presents no discussions of the data, reasoning, an develop the appraiser's
that were used in the appraisal Proces s the data, reasoning,
opinion of value. Supporting documentation concerning . The depth analyses epth of discussion
and analyses is retained in the appraiser's rile. T
specific to the is not responsible for ea unauthorized
nee ds of the client and for e
contained in this report is speci
intended use stated below. The appraise
use of this report.
A rt is intended to comply with the reporting
A Summary Ap Repo of the Uniform Standards
requirements set forth under Standards Rule 2 -2(bA) sisal Report- As such,
of Professional Appraisal Practice for a Summary pp and analyses
it presents only su develop the mmary discussions of the data, apngarsers opinion of
that were used in the appraisal process to the aP easoning, and
value. Supporting documentation conceming the data,
reta ined file. The dept
analyses is �e�nt i use
in the appraiser's r
in this report is specrfrc to the needs of the client an
Th ap praiser is not responsible for unauthorized use of this report'
Th PP
A •Sui • te 202 • Minneapolis, MN 55448
3144 H Av
enneOn 672 -82 -7077
�L:612 -822 -7999 FAX:
M �,tw� ^' ' 2005
35 Pm NoVe mber 28,
►��-�� "'��' 1�.� 7999•
Page 2 reg arding this proposal, p
lease call me at (612) g22-
If you have any questions
Sincerely
Meeks, MSA rsiser (MN L:10- #4003016)
Kevin T.
Certified Genera` APP
0 5 12 •0 U P1VI_
City of New Hope
Attn.: Kim Green
Community Development Assistant
4401 Xylon Avenue North
New Hope, MN 55428
Dear Council Members: being familiar With all
studied the attached description of work,
eby proposes to famish
The undersigned, having
p ro j ect in accordance with the attached description o
factors and other conditions a ff ec t e d the work and cost thereof, her f
everything necessary to complete the p
work. Lum t
A rai als Lir ited
Complete Hourly Rate
ooa 1, coo wig ----
4301 Winnetka Avenue North 0 � ' ;L ' ooK
Expected date of completion of limited appraisal
•s understood that the owner retains
In submitting this quote proposal the r i g ht to reject any
�t i deadline date rs this
d the q uote n the best interests of then e • It is also understoo
and a ll, quotes and to away i
q period of 30 days afte
th
that quotes may not be withdrawn for a
request for proposal quote form.
Respectfully submitted,
/�Ieells f4 na1s�! t v 14,";
Firm /� yin!
,�/
% /w'" Printed Name of Agent
Agent —7 T1
3 y Telephone No.
Address 0
� Al SS�'v .r
j7/f :/vNeAP S � Date
City, State & Zip Code
exp ires 6/31/0 cs
MN License #40030 M APP
tjA1,,1FICAT e�Y Appraiser ( s sociation
aster Senior Appraiser by the Nati °nai A
Certified General Real Prop
Designated M
D A f - Minneapolis, MN 1993
Untve+"s
o f M" nneso Studies -
Ur a
UniversitY . Boston, MA
Boston _ Freshman Year Liberal Arts
UCATION AND
SPECIAL OURSES
A ppRA1SA
Courses 3194)
App ralsal InstZtua sat Principles ( gt
110 APP 94) 8196) US 01994, 200 7)
120 Appraisal Pr eccapitalizat+on ( part A ( pAP) 194)
tltute)
ractice, B Appraisal ins
310 Bas +c ands O professional P part (6100)
410 Stan dards of p C
420 Standards of Professional Pract►ce,
rds of Professional italization (8196) 2/98)
430 Stand Cap nal sis ( s 7199)
510 Advanced Income ® and Market A y roaChe (
520 Highest & Best Use & Cost ApPr
63 0 Advanced Sales C Analysis
540 Report W lication ( S 610'1) (Seminar)
550 Advanced APP raisal Process ( Seminar) a ortin9 812005)
FtiA en d The APP inanciai R P
eal Estate and the Intern
n for F raisal Report
Commercial R Mark to) Market: Residential APP
The Emerging ( to the Uniform
Professional's Guide
Lega Education 1999, 2003)
N institute of Leg inar) (1998. iation ralsers (10103)
Eminent Domain (S Bar Ass fo Lawyers & APP
ittee of Henn epin County
Cm sin Comm i Domain Proceeding
Erninen F s in Appraisal for
gervices 1992
P Source
Educat:10"I ryes 101 - 106
pfe•licensing cou
EXPEI� 1998 t Present
S al & Consulting U� g� INES. S --- --�"R 'EN" Minneapolis, MN raiser
rais
Meeks APP Corn merc iai/ln
striaURes�dentiai AP 93 to 998
CEO
WIN raiser -a on suppor
Bloom i n gton,
Camrriercial Real EstateaP and 9
t_unieski &Associates • assignm
RSpec,altz ng in condemnation
Kevin T. Meeks, MSA
6&; consultings Inc.
EffnRZ=- LOLA"-
PRO FE L AFFiLIATtON & ADDITIONAL EXPERIENCE
General Associate Member of the Appraisal Institute (1994 — Present)
Member of the Minneapolis Area, Minnesota, & National A of R ealtors (2000-Present
Member of the Hennepin County Board of Equalization (1995 —1999)
Court Appointed Commissioner for Hennepin County (1 996 - Present)
Department O f commerce Licensing Division
296
M� State of Minnesota Telephone: (651
t
-'aflain ' g,commeroacpstaWmn.",
Department o f Commerce E-mail address: l
S t. Suite goo W address: OOMm eroa " State-nn"s
7th Place Ea
St. Paul, MN 5$101-3165
45er
Certified General Real Property Appral. License
Legal - Name: KEVIN THOM MEEKS
Address: 3132 DUPONT AVE S
MpL8, tAN 55408 pelformappraiSaIS W jeWra ll y -related
person p " in tNs cmegOry c
- transactions,
A Pe(50n liGensewoor, may apprafte all of real PfOPw►Y-
LtenseldentificationNumbey: AP- 4003016
d in thi ca
8/311200
e E Date
License
continuing Education; 3o credits due by license expiration CIOW
05 09.4 5a HOSCH APPRAISAL & UUN"UL-
# of 'Pages' 1
Job #:
tica Center Limited appraisal
Bi d v,,r�ne
Re:
Steve Bosch
Prom
: a ri�al to f via m ail
Com mon .
the indavtdual or
and may
to which itr, reader o thrs rnessag
° f e ca le Jaw - 0i
li�hhis carnneunicauion �
ar the use disc losure under app or coPYing f
are intended onlyfempt from distribut ediately- Thankyau.
o llowingp ° g n cdential and at uny dissemin j notify us imm
m essage and anyf rivileged, con n otified , error. ➢
Please Note 612) 331 -
This rrt t is p atton that are herelrY unrcation to phone X 612) 33
in o h ded recip t °u this comer Fat: raise
c ontain f have received
is not the int WW W,hoschaFP
strictly p
lf
East Sine 201
,broad y Place a street
3433 Broa r X541
Minneap
pXQUEST FOR QUOTE WQ)
arpRAxsAIS
Winnetka Center
Tievv iRope, Mnn.esota
Due 1 PM
City of New Hope /
Attn.: Yjm Green ('GL��'c f L✓o�z/�
Z
community Development Assistant
4401 Xylon Avenue North
New Hope, MN 5542 1 ,�����
Dear Council Members: being familiar with all
studied the atta ed description of work,
eb ro oses � #unaish
The u and ,having tian of
' accordance with the attached descrip
ors and other conditions affected the work and cost thereof, her Y
fact
everything necessary to complete the protect in
work. ___ - zi, Ouate
Complete
Hourly Rate
A. raisals Liunited � q
4301 Winnetka Avenue North 4a
3
Expected date of completion of limited appra,. A
it is understood that the awzer re�e1 the r i g ht
understood
is a lso to re act any
a
in sub3 ling this quote p roposal e date on this
and all quotes and to a ward the quot for a p eriod of 30 days after the deadlin
that quotes may not be withdrawn f p
request for proposal quote form.
�
Respectfully submitted
Firm
Printed Name of Agent
Agent r ¢
_3.4 -73 ,eA ( AIAY S' n/C (61 -33
Telep'hOne No'
Address � Z () 5-' Da
City, State & Zip Cade
28 05.49:47a HOSCH APPKAlz5AL cx ,,Uj,40UL 1
COIVS ULTI N G_g
1
private entities and individuals
f that serves both Public and p ed market
C, , analyses and custom informed
is a real estate valuation and consultin are real estate app sisals for then to mak
�dwest. Our mission is toprep
throughout the M' i in order to P rovide our clients the tools necessa
studies of the highest quality
in marketplac
decisions within an e ver -chang g APP nt service with honesty,
integrity and objectivity with
h diagnosis
Upo Pr excelle died with a thoroug
is built up P ent is handled and
The foundation of our f1nn in the
marketplace. Each assignrn
f the latest trends in a plying the appropriate valuation methodology, ced
a n understanding o o ur clients. Our exp
problem to be solved, attentio stta bred to most efftcierntly serve a education and
of the valuation of reporting oPt °
timely delivery
of a variety ertise through a combination of continu�nb
al sts offers a broad base of exp and earned the
n f our staff have obtained the Certified General ea
staff of aPpsiSeTsla y e rienced o
erience. The most exp with al institute }.
reciprocity available in other states,
ue field exp Minnesota Y ears of uniq State of Minn
' 1 Institute IMAI �' Member ApPsis
property, raiser license from the
top designation offered by the appra�sa
to solve some of the most come
lex valuation
erience includes, but is not necessarily limited to,
the
ide range of services to our clients w' exp Tien s special
assessment
We offer a w lace. Extensive land and
that surface in the marketp fair market rental analyses
p � ' align, eminent domain, inverse condemnation c aim ,
P real estate t�tig a e financing arti
ls forec al
following functions: bankruptcy, mortg g gift tax, p
tax appeals, losu ling
re, charitable donations g
investment counse easements and
benefits analyses, construction defects,
building leases). Purchase and sale consulting, n tnent of financing
in an d settlement, environmental contam ination, S t bet use, and assig
ifting, esa g highes appra and consulting
salelg state plann development consulting l their
encumbrances, title problems, IF))• Staff members supp
increment financing ublishing articles on valuation topics.
{conventional and/or tax t in hig hout
expe rience by speaking at various seminars and p
P h rofite court cases and decisions throng
ecialty, with involvemen -P
su ort is an area of sp re aratiQ n of affidavits
and apP earances at
Litigation pP ert testimony expenence includes P P council meetings,
m i�oner.hearings, district court gals and city
the Midwest. Some of our exp
depositions, arbitrations, Com
i ' .1;
' �
13io ra hical Data and Education
Minnesota, and graduated from Columbia He em g hasi n School. appraisalA. trended St. Cloud rate
Born and raised in COltttnbla Hei ghts,
University and graduated with a Bachelor of Science degree in Real Estate with isa! Institute, as well as attended several
feted numerous rear estate appraisal courses offered by the Appra
Successfully comp raisal topics, some of which are highlighted below:
seminars covering specialized app - October 2002
22 Annual Real Estate Institute - November 2004
Mortgage Foreclosures in Minnesota - March 2004
Real Estate Outlook for 2004 - December 2003
Legal Issues in Valuation - March 2003
Real Estate Outlook for 2003 - December 2002
professional ualifications or Associations
Eminent DOmatn
Commercial Real Estate Financing - march 2 2002
R
2rw l Estate outlook 2002 outlook
Dec 2001
Real E
Eminent Domain - October 2001
Certified General Real Property Appraiser Exp August 31, 2007
Licensed Appraiser - State of Minnesota, License #4002903, Exp'
Member - Appraisal Institute (MAI) ram of continuing education for its designated members.
° eriodic educational certification.
the minimum standards of this Program are awarded 2005•
MAI's and RR'f's who meet p
Appraisal Institute education program through December 3t,
I am currently certified under the
Member - Minnesota Shopping Center Association (MSCA)
Professional Experience
Hosch Appraisal & Consulting, LL O wner, February 2005 - present
Minneapolis, Minnesota 2005; Shareholder
Shenehon Company
ry
5 S 2002 - November 2003; Shareholder
Senior Vice President - Director of Real Estate, November 200 - anua
er 2002; Shareholder
Senior Vice President - Co- Director of Real Essttate,2001 - 5eptemb
Vice Presidenal srfromrJune 1991 t o March 2001
AppraiseriA y intangible property rights.
industrial, and speciose properties as well as land
al purpose
Responsibilities: Prepare professional valuations andm market analysis of real estate and intang hided highest and best
Duties and Resp es of commercial, multiple fa
Assignments involve numerous typ ur oses of these agnments have me potential
osed developmific p ssi
developments. The spec P analysis, investment counseling, p l
subdivisions, bulk acreage and prop
feasibility
use studies, mortgage financing, condemna, abatement proceedings, at commissioner hearings,
rental analyses, b tion tax ankruptcy Proceedings, charitable donations, internal management decisions, specta
sales and purchases, lease and re rice. Court experience involves testifying
assessment appeals, gift tax, and atlacation of purchase vidin litigation support .
depositions and trials, preparation of affidavits, and providing
Author /CO- Author or Guest S esker of: surnmer 2004
V
Creative opportunities in the Current Real Estate Market," Valuation ewpoi0 Winter 2004
- Business Components and the Valuation of Real Estate," Val
luation " Commercial gaol Esta uation Viewpoint, z CO
"Challenging Issues in Commercial
and Industrial Va, ci
nuaryng Conference, March 13, Z
Spring 1999
"'Market Valuation & Appraisals," Minnesota Coal," Valuation Association in , Realtors, pri
Special Assessmeraisal," Valuation Viewpoint.
"Fundamentals of Spa nts in App
Appraisal," Valuation Viewpoint, Winter 1997
"A Perspective on Subdivision App
05 09-,47a HCSCH APPRAISAL & UU"40uL-
i
Condemnations - partial'Iakings:
e nts
public and'Private Sector Ass �)
Access (Nmnerous P Vacant a nd IMP,' Land) d
pipeline Easements
Vacant Cornmercialaesidential Land)
a Easements (
Pondinr. e ments eats (Nunye1 Property' Types)
Trail or Construction Easem
Tempomr�' tili Easem
Drainage and U ty L�sehold Interests) dustrial Prope1t`')
Airport Redevelopment ( Home In
d nursing
g fights -o, such as: rridor (Lan , - d Office Building)
f =Way
xighway 100 Co 5 n nge (L�' ro erty) tial Developments)
hv,ays d �� Reta p used Residers fart, Croissant Factory)
100 - a Itercha il P
Hag v 12 (Lan, Industri prop "r
d P
Highwa Types of Land, Project, Subdivision)
d Proposed Senior Housing comp
�ghway 610 (N d
h�vav 5 (Lan , es of Land, PartiaSto Q uick-
ick -lobe)
11 ►� urnero TYP tare,
212 0 Gas 5tatianlConvenience S d `r Lan
liigh�vay 52 (Motel, Type Land) platted Lan
Brou T al Constr
Xighway 63 Q' s Yp Vacant
way 101
'Retail Centerlpgo ction' Land)
ad 9 ( e alership)
Hid waY 169 & Covnty tional Vehicle D and)
17•S. Him s 23 and 95 (Recrea24' (development L
State 111ghwaY & County Road gh,ts)
Z J S Highway 10 Trent Land with Mineral Ri
Highway 64 (Develop
Rail Corrido
Total Takings le- family Properties
C a,ssi;nmen
gate Sector • ii a nd Sing
public and private Multiple-f ions
y
Co and Subdivisions
Partially -completed L ercial Buildings
Partially- completed Comm erties (V alue in Use)
Special- purpose Prop
Inverse Condemnation Ctaims:
Loss of Reasonable Access
Zoning Changes
Airport No -build Z ones d Best Use
Change in Highest an
PARTIAL LIST OF LITIGATION EXPERIENCE (continued)
Special Assessment Benefits Analyses
Public and Private Sector Assignments
proposed Public StreetslU"lities
Regional Ponds
'fax Appeals
Commercial, Industrial, Mul"i family
Partially - completed Construction
Damages Analyses
DevelopmentlConstraction Delays
Lost Development Rights
Lost Profits Analyses
Value Diminution Claims
Marriage and Business Dissolutions
Commercial, Industrial, Multi - family and Hobby Farms
Binding Arbitration
.28 05.09A7a HOSCH APPRAISAL & GUNSUL '
Condemnation/Emment Domain
Development tof Land mA�aB Buildings
Environme
Estate Planning
Fair Market Rent
Feasibility Studies
Foreclosure
gighest and Best Use Analysis
Lease NegotiationsBuy - outs
Litigation Support
Market Research
New Construction
on Market on Value Values
Effects of Foreclosure Residential PropeCh' Property Values
Effects of Commercial Zoning to Freeways on R
f and Proximity Values
Effects of Noise o air Strips on Residential
Property Values
Values
Effects of Private - ounding
Effects of proposed Developments on d Development
Supply and Demand Studies for Prof
ENVIRONMENTAL INIPA
CTS /CONT AMINATION
Wetland Mitigation Banks and Credits
Poor Soils
Impact of Contamination on Market Value
Options to Purchase
Sale or purchase
Site Selection al sis
special Assessment Benefits An y
Tax Appeals TIF}
Tax Increment Financing
Tax Increment Financing Agreernents
Visibility Rights
Zoning Changes
REAL ESTATE
Agricultural Properties
Airplane Hangars
Airport Service Facilities
Apartments
Arenas
Auto Malls
Auto Repair Facilities
Auto Dealerships
Bank Buildings
BauqueUSocial Hails
Barge Facilities
Bars and Taverns
Big Box Retail
Boarding Houses
Bowling Alleys
Car Washes
Casinos
Cemeteries
Child Care Centers
Churches
Cold Storage Facilities
Condominiums
Conference Centers
Contaminated Properties
Convenience Stores
Corporate Headquarters
Data Centers
Department Stores
Expansions/ Additions
Farms
Farm I Implement Dealerships
Food Processing Plants
FraternitylSorority Houses
Funeral Homes
Gasoline Stations
Golf Courses
Golf Driving Ranges
Grain Elevators
Gravei and Sand Mines
GreenhouseslNurs
Health Clubs
Historically- designated properties
Hospitals
Hotels and Motels
Industrial Properties
Institutional Facilities
Laboratories
Lakeshore Property
Landlocked Parcels
Marinas
Medical Offices and Clinics
Mini- storage Facilities
Mobile Home Parks
Motor Sports Dealerships
Night Clubs
Nursing Homes
Office Buildings
Office/Showroom Buildings
Office/Warehouse Buildings
Office Condominiums
Outdoor Advertising Signs
Outdoor Storage Yards
Parking Ramps and Lots
Partially- completed Buildings
Public Buildings
proposed Developments
Quick -tube Facilities
Recording Studios
Recreational ProPertles''Resorts
Recreational Vehicle Dealerships
Refrigerated Warehouses
Rehabilitation Facilities
Residential Estate properties
Restaurants and Cafes
Rights -of -Way
Riverfront Property
Roller Skating Rinks
Salvage Yards
Schools
Senior Housing Facilities
Service Stations
Shopping Centers
Special- purpose Properties
Steel Mini Mills
Subdivisions of Land
Subsidized Housing
Supermarkets
Slaughterhouses
Tank Farms
Theaters
Travel Plazas
Truck Repair Facilities
Truck Terminals
Vacant Land
Veterinary Clinics
Wetlands
Wetland Mitigation Banks/Credits
REQUEST FOR QUOTE (RFQ)
APPRAISALS
Winnetka Center
New Hope, Minnesota
City of New Hope
Attu: Kim Green
Community Development Assistant
4401 Xylon Avenue North
New Hope, MN 55428
Dear Council Members:
RFQ Due 21/28/05 12:00 PM
The undersigned, having studied the attached description of work, being familiar with all
factors and other conditions affected the work and cost thereof, hereby proposes to furnish
everything necessary to complete the project in accordance with the attached description of
work. "
Ii{ f�(iT l'CC =P02T
Limited Complete
Hourly Rate
YO I
4301 Winnetka Avenue North 9,
Expected date of completion of limited appraisal
in submitting this quote proposal it is understood that the owner retains the right to reject any
and all quotes and to award the quote in the best interests da Owne deadline date on
that quotes may not be withdrawn for a period of 3 She the
request for proposal quote form.
Respectfully submitted,
Fixer/ �
Agent
A, Hkl?mAAJ.
Printed Name of Agent
Telephone No.
Address
�,2cxJ 5
1 V+ia�n.Jl'KI t'Gt I'� /d/�,nJ - �.� G I�C�..� --- f x.115 t,..f�,Jy1 ,•��-
Date
City, State & Zip Code
a
VICES, JNIU-
29n 121.10 APPRAISAL �E ALUATION
Nov ,2B �ItMAN & aU SINESS
R EAL ESTATE CONSULTA
E ROKERAG M SUITES 0402
N
801 NICOLLET I NNESOTA 5075
OLIS 612) 630-
(61-2) 630 -8 M
0'7 F acsi
C®p ANY ®RE
Ellen B. H MAI APP 25% Business
% residential }' all federal
1983 commercial, 2
president*. 1993
75% Real Estate {9g% come►
bl h v aluat ions
Hei-tnan, five associates,
type)*. to an d business value B ns tha
Year Este t satisfy property '
ea (by' y real estate , ow ner, Elle ,G Real
Concentration Services, Inc. offers time Certified real
xaisal t h e firm consists of the ot
fic M in nesa al and re MS.
Her ` commercisi ��� � man • hold their Minnesota
of
an d state requirements. Present cofessional staff raise ail typ 'license, Ms- Herman
ort staff • All senior p i n virtually all states in the
United
and supp which per mit the licensee a i app .
h recprocity, sisal Hated
sisal licenses, a nd throng +license, and one assoc is a
Certified Property APP . a
r innesota Wisconsin i hest Level I Desig
a pp raiser H g Herman anization.
estate in the State of'v1 bets of this org
d one associate hold their in the State of Minnesota. N's agent in th
'Herman an `State Certified General APP Associate Members
Dakota asso ciates are associate i3 a It ag
h d ensed CPA all as e A ra c ondemnati on
isers an of the In
holds a Sou
licensed attorney an a lice
Appraisal Institute and of APP cond
er of the APP f the American Socied cornmissioner in valuation
b n is a licensed real eostate broker an °n t 'trator in
Mena
Ms. Ilernia court apPoi and .an arbi
Additionally s. Herman is a rn serv v es as a
State of Minnesota. Ivi She often s pecial assessme
al c ourts• sisal
of Business I special ial hearing o ffi ce r in o P Distr business s market
a special ert in District and es e and ie
stud
proceedings, valuation exp Inc. include real and land use 1 estate and
isputes. She has qualified as a feasibility s i for a
Herman Appraisal Servic roceeding
p rovide by . sisal reviews► in legal P business valuation udible ax The services p and expert testimony p lanning t
reports, real estate and busin 1 Services, Inc. provides real estate
tax p an d foreclosure
research, market rent an Apprais actions, estate and a e financing anon and
Herman APP co ndemnatio n divorce, mortg g insurance subrog
business valuation• i etitions arket rules,
variety of purposes uisitions, tax p ark to m. ositions. held
me rgers and acq 141 -1 and m of closely
charitable given , compliance en under FAS uisiaons and disP valuation companies;
financial reporting rivate sector e des ra x ertise i the for financial
settlement, and g overnmt al and p raise► ep d limited liability
sett Inc Is business apPlimited Partnersh and valuations
Appraisal Services, xactices; family P interests, and/Or
Herman App rofessi fractional ownershi rules. nated,
companies and professional P troubled, contami actions;
s hares or interests; with international accounting sis of
minority (VFR) in co mp e
liance condemnation
reporting s that result from easements; and
n real estate valuatio va
no � tdakings that stork pTesertio ons The firm has
s expert i artial an and Te nt restr►cti completed
The company ercial properties; Pu pur poses, conse unusual and ma tters, and has
tax p rP m scent deleterious '
difficultnS ° ad valorem sp ecial unusual financing or adj
v aluations that is subject le regressto al or n dior various co ttaminati o any has provided in -depth
affordable housing ulti ion men s tudies f
environmental the co meats•
acts due to addition company deveop l
executed
e xtensive a nation impacts multiple use ercial
several studies of high and ca s f oisev se propose- sit n clude vacant Com
lan df i lls, g the firm fill complexes' hotelslmotels,
uses such as lan and land use analyses al Zed by . multiple family a s stations
market, feasibility, raised and(ox analyz y r® ernes, headq facilities, gas
es of real estate appraised cor porate mobile home parks, meets,
The ty
'industrial properties natters
ban
P l subd
ercia fildings ire buildings reta centers
residential and comet urants, ertising signs, homes recreational develop
reside centers, rests outdoor ad v si ngle family
c onference truck stops, historic structures,
dealerships erties. county, and mun
convenience storeosb,ile federal, state,
buildings
automobile agricultural prop age ncies ( orations; and
overnment ag a nies; core
natural resource lands, and fists of n tutions; insura
umerous g
client base con racial insti comp
The firm's banks and fins uest.
law firms; assorted ban
t and references are available °n xeq
A client Lis
Elle ,, m
Appraiser Q
Work Experience:
4/83 to Present -The Herman Group; Herman Appraisal Services, Inc., Herman Agency
President/CEO and brokerage company,
Full service real estate an abusiness
d jesidential r estate consulting, g sis, feasibility an business highest st and , best use
s pecializing in commercial
testimony for court proceedings, subdivision analy
studies, and appraisal review. proceedings in
Frequently serves as a court appointed commissioner in condemnation p
Hennepin County.
Serves as a special hearing officer in special assessment hearings.
Serves as a court appointed arbitrator in valuation in Federal and District court.
6180 t
Qualified as expert witness on valuation
0 4J$3 - MN Department of Natural Resources, Acquisition, and Exchange Section
Senior Appraiser Realty Specialist
for appraisals, appraisal reviews, and negotiations for all types of DNR Jan
Responsible pP
acquisitions.
8/77 to 6/80 - MN Department of Natural Resources, Rivers Section
Rivers Project Coordinator acquisition planning and recreation management on
Responsible for land use planning,
rivers proposed for inclusion in the Minnesota Wild and Scenic Rivers Prog
Professional Activities:
Served as a principal speakerlinstructor at the following seminars:
Minnesota Institute of Legal Education (MILE)
Eminent Domain Seminar
March 1995 - Anatomy of Partial Takings
January 1997 - Strategies and New w Developm
October 2000 - Common Mistakes Attorne �T Mc�� n E Case
minent Doman Cases
October 2002 - Construction- Related Interfer
Nov.28 2005 12�19PM
Association: aluation
in County Bar roach in Eminent Donnain aluaf
V alua n
HenneP ain Committe n1en APP omain
Eminent Dom D h in
Ernin raisD.1 Expert Witness
ber 1998 - The De arison APPro
N M ° a y 2000 -The Sales Comp atian
Leaseho ective Cross Exami ntgminent the ra ising and Litig
April 2003 — Eff sis in App
ld Intere is Use Analy
Decemb!T'2004 ' fI ghest and B
Association
Price Tag on Marital Property
Minnesota State Bar placing a
FamiM Law 2004 of Dam ages
Real Estate Valuation and Proof
omain $eminar Cases — Liability
Emi � t D 2005 — Basements
Services' • c preservation and
Conservation Eas
Lorman E �ctation 2002 The Valuation of Histori
Council, Charitable Contributions of Beal Estate
Giving Coun Function in C
Minneso No tuber 200 - Appraisal Fun
Minnesota Land Trust:
5 _Conservation Easement
Land valuation
r u 199 Forum Forum cement Donations
rva ti o n F Family Lands raiser in Ea
prese F 19 - Role of APP
Served as commi si rvation comm ission
He prese
g Mayor's Representative
May Z0 01 -2002 — At -Large Representative
p pril 2004 to Present
tree memb Minnesota Chapter
Served as commi etro M
Appraisal Institute M Committe
Noin e
1995 - 'nating c with a
1998 - Education Comm Laude in 19 5
'on: ham, New H Graduated cum
Educate shire, Dur at the
i of N Hump ree. eted all coursewo re and examina
th
Unevers ty completed educatio
Appraisal Institute Chicago' al q
Bachelor of Science deg Illinois. Successful oing
o nation, and for all on-g
f the MAI desig anizations in valuation, legal,
required rofessional org
iars Appraisal Institute. Spon sored by various P
Attended numerous s d other aplicable topics
t brokerage an
Professio Affiliations and Designations/Licenses:
Appraisal Institute - MAI Designated Member A raiser - ID #4001467, Level 4 license
State of Minnesota - Certified General Real Property pp
permits appraisal of all property types' raiser - License #1070 -01
State of Wisconsin - Certified General App
State of South Dakota — Certified General Appraiser
73 License #954CG -2005R
State of Minnesota - Real Estate Broker - ID Member
International Right of Way Association (IRWA) `
The Institute of Business Appraisers, Inc. (IBA) -
Member
American Society of Appraisers (ASA) - Member
National Association of Realtors (NAR) - Member
Minneapolis Area Association of Realtors (MAAR) - Member Member
Commercial Real Estate Women of Minnesota (MNCREW) -
November 30, 2005
Kevin T. Weks, lVISA
Ave #202
3144 Hennepin
Minneapolis, M N 53408
Q�
e Wumetka Center. The city received
.Dear M Meeks :
.,_ ,. ,,,,,sisal of the
��._- the
New H City quote* In additio an d are
Nvemb
on o er 28, the N erience in the in dustry
At its meeting Inc., as you provided the
lowes exp
Appraisal & Consulting, demonstrated sign
city attorney a greed that you have ested appraisal•
well-qualified to conduct the req etka Cen at a total cost o
well-q of the Wii su b m itted to the city by January
com plete apprais l hould be al
e seeking a comp raisa s submi
At this time we ar e h the app , at 952 - 931 -2543 to req uest and
e discussed on the own er, Robert Rappal 5196 or kgreen @ci.new-
7,000. As w er own be reached at
can
10 2 006. Please contact the Prop Feel free to contact Il, the city atto rney,
,
u have any questions or the Steve Sondra
coordinate a ccess to his prope
hope.rrm.us if yo
763- 42 -8811.
Sincerely
4
Kim Gre 7 G re Assistant
Commu�ty Development
Kirk McDonald Development
Director of Comm unity Manager
CC: Dan Donahue, City At t or ney City A t
drall, project #792)
Steve Son Clerk (hnprovemen p
Val Leone, City etka Center
Robert Rappaport, o wner of Winn QP�
Y TY ®F E mn.us
4898 ® www. ci.neW hop e TDD: 763 531 - 5109
Minnesota 55428- orks: 763 -592 -6777' b776
® New Hope . Public W 763 -592-
4401 Xylon Avenue NorthemergenoS') 763 -531 -531- ® Public Works Fax:
531 -5100 ® Police (non- ® Police Fax: 763 " 531 -5174
City Hall: 763-5
City Hall Fax:
November 30, 2005
Stephen T. Hosch, MAI
Hosch Appraisal & Consulting, LLC
Broadway Place East, Suite 201
3433 Broadway Street NE
Minneapolis, MN 55413
Dear Mr. Hosch:
Thank you for submitting a quote for the appraisal of the Winnetka Center. The city received
quotes from three appraisal firms as follows:
Name Limited
Hosch Appraisal and C onsultm ,LLC 6,250
Herman Appraisal Services, Inc. 6,250
al d CO nsultin Inc. 3,000
Implete Hourly Rate Completion
6,500
L 40 da s
8,750 30 da s
7,000 December 30
Meeks App an
on of limited, total of 12,75Q for both reports
* *additional charge after completi
At its meeting on November 28, the New Hope City Council selected the firm that provided the
lowest quote, which was Meeks Appraisal and Consulting, Inc. contact list for future rest n
working with the City of New Hope and we will. keep you
Please feel free to contact me at 763 - 531 -519 if you have any questions.
Sincerely,
Kim een'
Comm ity Development Assistant
Kirk McDonald
Director of Community Development
CC: Dan Donahue, City Manager
Steve Sondrall, City Attorney
Val Leone, City Clerk (Improvement project #792)
CITY OF EW OPE
4401 Xylon Avenue North ®Ne op 7 M 5m1 5170 ®P Public 763-592-6777 pTD 763 - 531 -5109
City Hall: 763 - 531 -5100 ®Police (non-emergency): 6
City Hall Fax: 763- 531 -513 ® Police Fax: 763- 531 -517 6 Public Works Fax: 763- 592 -6776
November 30, 2005
Ellen B. Herman
Herman AP ra'sal Services
S01 Nicollet Mall, #2000
Mi-rmeapolis, MN 55402
of Wlnnetka C 'The city received
.pear Ms. Herman:
.,_,..,,,,nraisal
- . •dui , ..._ - (
N ew Hope City Inc. We appreciate yo
e C°ntact list for future project.
eeting ovember 28, the asal and Consu
At its m On No Meeks App i ou on th kee y
lowest quo which was M d we will p
W ith the City of New Hope an
working 5196 if you haVe any questions.
please feel free to contact me at 763
Sincerely
yG G ee en t Assistan
Community pevelopm
irk MC-Donald Development
Director of community
CC: D Donahue, City Manager
Attorney r o)ect #792)
Clexk (Improvement p
Steve 5ondrall Ci
Val Leone, City
Q'pE
I'I'I' �F E� ci.new hope•mn'us
eso28 -4898 ® �'`'°` ® TDD: 763- 53 -5109
o New Hope public Minn ta 554 o Pub Works. 763- 592 -6777 6776
venue North 70 ®public Works Fax: 763 -592-
4401 )(Y1011 A on- emergency) 763- 531 -51
5100 ®Police �n 5136 � Police Fax: 763 - 531 -5174
City Hall: 76City "all Fax: 763- -531-
. City
5
November 29, 2005
Mr. Robert Rappaport
Kensington Cottages Corporation
11111 Excelsior Boulevard
Hopkins, MN 55343
isal of the Wi Center
Subject: Appra
Dear Mr. Rappaport: November directed staff
the New Hope City Council
As indicated in my letter sent on November 22, in center p and
sisal of your 'hoop g the Council selected the
to solicit quotes fora professional app raisal
28. At that time, of an
rev iewed the quotes at its meeting Consulting, Inc. and authorized the ° you to
r sisal &
a ppraisal firm of Meeks App eeable. The
b
m roperty, s ubject to your coopee ho at youlewill be agr aisal
a ppraisal of your and w p
discuss obtaining access to your pr Pere anuary
at it will )pro ximately 40 days eo ° nollaterhthan J
appraiser has es tim ated that be submitted to C
and the city has requested that the appraisal
10, 2006, an other work session
complete, the City Council t'`'ill be conducting
once the appraisal is comp ill keep you fully informed• It is ant ic ipa ted on. that the
e next steps an d we w J 17 work to determine tsal at the 1
Council will review an d discuss the apprai
Th y you again for your continued cooperation.
Kirk McDonald
Cornrnuruty Development Director
Dan Donahue, City Manager
Cc: Attorney
Steve Sondrall, City Development Assistant
Kim Green, CommtmrtS'
APP"
sal &Consulting' Inc.
K Meeks, Meeks
improvement Project #792
ITY o NEW H OPE
esota 55428 -48 ° t^'�`" �'"• ci.new hope.mn.us
® New Hope Mir : 531
763 --5109
4401 Xylon Avenue North 763- 531 -5170 ® Public Works: 763- 592 -6777 ® TDD
763- 531 -5100 ® Police (non - emergen . public Works Fax. 763 - 592 -6776
City Hall 136 + Police Fax: 763- 531
. all Fax: 763 - 531 -5-5174
City H