EDA 04/08/02OFFICIAL
FILE
COPY
CITY OF NEW HOPE
EDA MEETING
City Hall, 4401 Xylon Avenue North
April 8, 2002
President W. Peter Enck
Commissioner Sharon Cassen
Commissioner Don Collier
Commissioner Mary Gwin-Lenth
Commissioner Pat LaVine Norby
1. Call to Order
2. Roll Call
3. Approval of Regular Meeting Minutes of February 11, 2002
4. Discussion Regarding and Authorization to Participate in the Second Suburban
Remodeling Planbook Project, Split-Level and Split-Entry Styles at a cost of $6,250
5. Adjournment
CITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, MINNESOTA 55428
Approved EDA Minutes
Regular Meeting
February 11, 2002
City Hall
CALL TO ORDER
ROLL CALL
APPROVE MINUTES
DISCUSSION/
LIVINGWORKS
Item 4
New Hope EDA
Page 1
President Enck called the meeting of the Economic Development Authority to order
at 7:51 p.m.
Present:
W. Peter Enck, President
Don Collier, Commissioner
Mary Gwin-Lenth, Commissioner
Absent: Sharon Cassen, Commissioner
Pat LaVine Norby, Commissioner
Motion was made by Commissioner Collier, seconded by Commissioner Gwin-
Lenth, to approve the Regular Meeting Minutes of January 28, 2002. All
present voted in favor. Motion carried.
President Enck introduced for discussion Item 4, Discuss Concept Proposal by
LivingWorks Ventures to Develop Portion of City-Owned Property at 5425-5501
Boone Avenue North and Motion Approving Appraisal Update.
Mr. Kirk McDonald, Director of Community Development, explained the history of
the 5501 Boone Avenue property. He stated the EDA acquired 5501 Boone Avenue
and a portion of the property at 5425 Boone Avenue in 1993, through eminent
domain proceedings, with the intent to convey the property to CareBreak for the
construction of an adult day care facility on the site. The total acquisition cost was
$376,764 and the City used $100,000 in CDBG (Community Development Block
Grant) funds towards a portion of the acquisition. In 1995, the City approved a plan
for the coustmction of an adult day care center on the site and approved a rezoning
of the property from I-1 to R-5, subject to the project proceeding. The project did
not proceed, the rezoning did not take effect, and the land was not conveyed to
CareBreak.
In 1997, the City executed a Land Disposition and Third Party Agreement with
Hennepin County. The Third Party Agreement shifts the responsibility/authority for
developing the site from the City to the EDA. The Land Disposition Agreement
states that the property must be utilized for the development of an adult day care
facility or some other "CDBG eligible" use. If the property is not utilized for a
"CDBG eligible" use, the CDBG funds must be repaid to the County or a portion of
the land's sale price must be paid to the County. In 1999, Minnesota Masonic
Homes, Inc. purchased the North Ridge Care Center and CareBreak was impacted
by the acquisition. In 2000, a three-year extension was granted on the Land
Disposition Agreement to October 2003. CareBreak has subsequently indicated that
they will not be proceeding with the development of an adult day care center on the
site. The EDA needs to fred a suitable use for this property and ideally it would be a
use that qualifies under CDBG guidelines so that those funds could remain in the
project.
Recently, LivingWorks Ventures, a non-profit provider of housing, employment and
support services for recovering chemically dependent adults with brain injuries or
other cognitive disabilities, has approached city staff in the past about developing a
February ll, 2002
facihty in New Hope. Longtime New Hope resident Duane Reynolds is associated
with LivingWorks Ventures, which is related to Vinland Center, a provider of
rehabilitation services to persons with disabilities for almost 25 years. In the past
several years, city staff coordinated with LivingWorks on the potential
acquisition/redevelopment of the properties at 8109/8113/8115 Bass Lake Road, but
was not successful in acquiring the property. LivingWorks has been successful in
the past year in acquiring funding from a variety of sources for the construction of a
facility and were working with the City of Crystal on a site until recently, when it
was determined by Crystal that a commercial use was most appropriate for the site.
The loss of the site in Crystal prompted LivingWorks to contact New Hope again
about potential development sites and staff raised the possibility of utilizing a
portion of the city-owned site at 5501 Boone for this use.
Staff and consultants met with Hennepin County and LivingWorks representatives
several weeks ago to discuss a potential project on a portion of the city-owned
property on Boone Avenue. Several of the key items discussed at the meeting
included:
· LivingWorks is a "CDBG eligible use" and Hennepin County would allow the
City to retain the $100,000 in CDBG funds utilized for land acquisition if the
facility was constructed on a portion of the site.
· LivingWorks would purchase the property they would need for the facility and
have funds for land acquisition; they are not asking the City to donate the land.
· Although LivingWorks is a nonprofit and tax exempt, they are agreeable to
paying an annual PILOT (Payment in Lieu of Taxes) to the City for the city
portion of the tax pie to cover city services costs.
· The proposed use is somewhat medically related, is similar to an adult day care
use and is compatible with the Masonic/North Ridge complex across the street.
· LivingWorks Ventures is agreeable to exploring options to have other similar
facilities on the site. GMMHC and Tasks Unlimited may both have an interest
in developing facilities on the site and staff has encouraged more than one
building to make good use of the property.
· Soil conditions were discussed and LivingWorks understands that some soil
corrections and/or piling coustmction may be necessary.
· Staff discussed that we would like to see a portion of the property leased to or
purchased by Masonic/North Ridge and a parking lot constructed to resolve the
long-standing on-stxeet parking problem.
Mr. McDonald explained that the developer of this project, LivingWorks Ventures,
is a nonprofit provider of housing, employment, and supportive services for
recovering chemically dependent adults with brain injuries or other cognitive
disabilities. Since 1998, LivingWorks has operated - in collaboration with Tasks
Unlimited, Inc., the property owner - an eight-bedroom twin home for a similar
tenant group at 4125-27 Jordan Avenue North in New Hope.
LivingWorks Ventures was founded in 1998 as a "sister" nonprofit of Vinland
Center, a provider of rehabilitation services for Minnesotans with disabilities for
nearly 25 years. Since 1990, Vinland has operated a chemical dependency treamaent
program for adults with a dual diagnosis of cognitive disability and chemical
dependency. LivingWorks Ventures was created to expand the continuum of care
for persons with this dual disability to include supportive housing, employment, and
community integration. Staff of both Vinland Center and LivingWorks Ventures
will be involved in implementing the proposed project.
Mr. McDonald illustrated a preliminary concept plan that includes new construction
of a 12-unit facility providing both independent living quarters and shared living
space for people with disabilities. The building will be designed as a twin home.
Each twin unit will have two stories, with three bedrooms on each level for each
unit (12 bedrooms in all) and each unit connected to a central
New Hope EDA
Page 1
February 11, 2002
New Hope EDA
Page 1
living/dining/recreation area. The entire frrst floor of the facility - both shared
living space and individual units - will be accessible to people who use wheelchairs
or have other mobility impairments. This design allows for maximum flexibility to
serve a variety of tenants, including men, women, individuals who can function
independently, and people who may need some level of daily care.
Unit rems will be $200/month plus approximately $50 as the prorata share of the
utility costs. This rent level will be affordable to residents whose primary sources of
income will be employment (most will be working at least part time, as described
below) and public disability assistance funds for which most will quality.
Nine of the umts will be reserved for residents with incomes at or below 50% of the
area median income (which, according to the Federal Home Loan Bank of Des
Moines in May 1999, is $41,812 for a one-person household in the l 1-county
Minneapolis/St. Paul metropolitan area). Two will be reserved for residents with
incomes at or below 60% of the area median income.
Residents will be referred predominantly from Vinland Centers rehabilitation
programs. Prior to referral, they will be assessed to insure that they are appropriate
for a group living situation. They will also receive intensive training in
"interdependent" group living skills. The facility will employ a part-time staff
coordinator who will provide a variety of services including counseling, guidance,
and sober support as well as case management.
Some residents may require additional services, such as personal care attendants,
counseling, or physical therapy, over and above those provided by the staff
coordinator. These services would most likely be paid for with "waivered service"
funding for which individual residents would qualify through Hennepin County.
With limited exceptions, residents will be expected to work at least part time - and
will be guaranteed paid employment through a contract LivingWorks has with
Tasks Unlimited Building Services (TUBS), or at other area businesses. We expect
the employment situation of residents of the new project to be comparable to that of
residents of the Jordan Avenue residence, four of whom are employed in the
community and four of whom work for TUBS. As with the current residence,
LivingWorks will ensure that residents - most of whom do not have driver's
licenses - have consistent transportation to and from work.
The total cost of this developmem is approximately $1.1 million, of which
approximately $922,000 is for capital development costs and the remainder for
support services, operations and administration. Of this total, $1,067,900 has been
raised. The £mancing secured to date is a combination of mortgage and construction
£mancing from the Minnesota Housing Finance Agency and other grants and loans
from Heunepin County HOME funds, the Affordable Housing Program of the
Federal Home Loan Bank of Des Moines, and HUD McKinney funds. Additional
public sources such as the Affordable Housing Incentive Fund will be approached
for the remaining gap funding. The £mal amount needed may be increased if soil
conditions on the lot at 5501 Boone Avenue North require pile drivings or other
extensive soil corrections to support construction.
LivingWorks' acquisition of the property is dependent primarily on three things:
First, the City Council and Planning Commission must review and rezone the
property so that the proposed project is a permitted use. Second, LivingWorks
Ventures must secure the remainder of the financing needed to complete the project.
Third, project funders must agree that the property meets their environmental,
location and other criteria. Construction could be initiated within a few months after
these steps were completed and transfer of property ownership occurred. It is
expected that construction would take approximately six months and that residents
could begin to move in shortly after the residence was completed.
February 11, 2002
Two other nonprofit organi?ations, Tasks Unlimited and Greater Minneapolis
Metropolitan Housing Corporation, have expressed an interest in exploring the
possibility of developing their own low income and/or disability housing projects on
the same lot. LivingWorks Ventures might be interested in pursuing these
partnerships, if the City of New Hope would be supportive and if the collaboration
would be beneficial to all projects involved.
This development will provide reinvestment in the area's aging housing stock by an
owner committed to maintenance and a long-term relationship with the community.
The improved appearance and stability of the new facility will add to the
surrounding area's value and livability, and help meet the City's goals related to the
preservation of "life cycle" housing.
These units will provide an oppommity for adults with disabilities to live and work
in the community in the least restrictive, most affordable - and cost effective -
environment possible and will meet the requirements for a CDBG-permitted use of
the property.
LivingWorks, its partner agency in the Jordan Avenue project, Tasks Unlimited, and
its "sister" agency, Vinland Center, have a long history of mutually beneficial
community relations. For example, Tasks Unlimited is known for investing in
exterior improvements that make the buildings they own among the most attractive
properties in their neighborhoods. LivingWorks is committed to implementing this
same kind of neighborhood improvement approach in the proposed project.
Another example of positive community relations involves Vinland and the City of
Independence. As a tax-exempt rehabilitation center in Independence that uses tax-
£manced public services (such as police and rescue squad), Vinland was asked by
the City of Independence to pay for these services on a per use basis. Although not
legally bound to do so, Vinland entered into a pay-per-use agreement with the City
of Independence as a demonstration of its commitment to the community.
LivingWorks is prepared to negotiate a comparable arrangement with New Hope
should the City so desire.
City staff request that the EDA review, comment and provide direction to staff on
the LivingWorks Ventures proposal to develop a facility on the site, the potential for
other organizations (GMMHC, Tasks Unlimited) to develop facilities on the site and
the parking lot concept to address the Masonic/North Ridge parking issue.
Mr. McDonald stated if the EDA is interested in pursuing this idea, staff
recommends that the EDA authorize staff to seek an updated property appraisal so
the current market value can be determined. Patchin, Messner & Dodd, who were
involved in the original appraisal, have submitted a quote in the amount of $2,600 to
appraise the property. Other steps that would need to be taken include contacting
Masonic/North Ridge regarding the parking issue and parking lot concept,
contacting GMMHC and Tasks Unlimited on the potential for other facilities on the
site, and working with LivingWorks Ventures on a preliminary letter of
understanding.
The cost for the updated appraisal would be paid for with TIF funds, as the property
is located in an area where tax increment funds can be expended. If the property was
sold, the proceeds would be deposited in the in the tax increment account. If the
LivingWorks Ventures proposal would be coustmcted, the City would not have to
repay the $100,000 in CDBG funds.
President Enck expressed concern that the proposed development may prohibit
future development on the remainder of the site.
New Hope EDA
Page 1
February 11, 2002
MOTION
Item 4
ADJOURNMENT
The EDA was supportive of construction of a parking lot to resolve the long-
standing on-street parking problem near North Ridge Care Center.
Mr. Duane Reynolds and Susan Rivard were recognized. Mr. Reynolds explained
that the project requires a ½ acre mimmum and lots of this size are difficult to f'md.
Mr. Reynolds indicated the soil conditions would require pile drivings.
Ms. Rivard explained that the part-time coordinator works within the central living
room area and has a small desk with computer and facsimile machine. She
responded to questions regarding garage space and stated typically only 25% of the
residents own vehicles. The lodge will have a van for the residents.
Mr. Reynolds emphasized the benefits of the site specifically the accessibility to bus
transportation and jobs within an industrial area.
Commissioner Gwin-Lenth asked Ms. Rivard to explain the PILOT agreement they
have in the City of Independence. Ms. Rivard stated they are invoiced quarterly for
hourly use of police and fire services. Commissioner Collier pointed out that there is
no fee for snowplowing services.
Commissioner Gwin-Lenth commented that she lives near the other lodge and noted
its benefit to the community.
Discussion ensued regarding the need for an updated appraisal and whether the cost
can be justified.
Ms. Rivard indicated they are in the process of seeking the remainder of their
financing and information relative to pile driving costs. She commented that it
would be helpful to know the cost of the lot.
Commissioners Collier and Gwin-Lenth expressed interest in continuing discussions
regarding the proposed project. They concurred that obtaining an updated appraisal
appears to be necessary in order to continue discussions.
Motion was made by Commissioner Collier, seconded by Commissioner Gwin-
Lenth, authorizing staff to seek an updated appraisal for 5425-5501 Boone
Avenue North. Voting in favor: Collier, Gwin-Lenth; Voting against: Enck.
Absent: Cassen, Norby. Motion carried.
Motion was made by Commissioner Collier, seconded by President Enck, to
adjourn the meeting. All present voted in favor. Motion carried. The New Hope
EDA adjourned at 8:30
Respectfully submitted,
Valerie Leone
City Clerk
New Hope EDA
Page 1
February ll, 2002
EDA
FOR ACTION
REQUEST
Originating Department Approved for Agenda Agenda Section
Community Development ~ 4-8-02 EDA
Item No.
By: Ken Doresky, Community
Development Specialist By: 4
DISCUSSION REGARDING AND AUTHORIZATION TO PARTICIPATE IN THE SECOND SUBURBAN
REMODELING PLANBOOK PROJECT, SPLIT-LEVELS AND SPLIT-ENTRYS AT A COST OF $6,250
ACTION REQUESTED
Staff is requesting Council discussion and authorization to participate in the second suburban remodeling
2anbook project, split-levels and split-entrys at a cost of $6,250.
POLICY/PAST PRACTICE
City goal #2 is to pursue the maintenance and redevelopment of commercial and residential properties within
the City. The City Council has been addressing the residential portion of this goal through the City's many
housing activities, including participation in the previous planbook completed for cape cods and ramblers.
BACKGROUND
In 1997, the EDA authorized city participation in the initial suburban remodeling planbook project, "Cape Cods
& Ramblers: A Remodeling Planbook for Post-WWII Houses." The planbook was produced through a
collaborative effort of fifteen metropolitan area jurisdictions, including New Hope and architect Robert Gerloff.
The planbook initiative was undertaken as an additional tool for the encouragement of residents to remodel
and expand their homes. The planbook is available at City Hall and several residents have utilized it in their
remodeling projects.
The initial planbook received the National League of Cities 1999 Innovation Award, "Building a Nation of
Communities" awarded at the Congress of Cities conference in Los Angeles, California, and was highlighted in
Nation's Cities Weekly. Also, the planbook won the Minneapolis Heritage Preservation Commission Award,
MN Chapter of the American Planning Association Public Education Award, National League of Cities
"Investing in Community Award" and the MN AIA "Special Award." The planbook was featured in the
Minneapolis Star Tribune and Twin Cities edition of the Broker Agent Magazine, Americas Trade Publication
for the Real Estate Professional. In addition, the planbook is currently available for purchase through American
Planning Association's bookstore.
Due to the success of the previous planbook, staff from twelve jurisdictions, including Brooklyn Park,
Burnsville, Coon Rapids, Golden Valley, Maplewood, Minnetonka, Mounds View, Plymouth, Roseville, Dakota
County CDA, Washing]ton Count~ HRA and New Hope have started to work to~ether on a second planbook
Request for Action Page 2 4-8-02
focusing on split-level and split-entry houses. New Hope has an abundance of this type of housing. Although
several residents took advantage of the previous planbook to remodel and expand cape cods and ramblers,
staff feels that this second planbook focusing on splits will be even more successful.
The City of Brooklyn Park sent out a request for qualifications for the project to several architecture firms and
only Robert Gerloff Residential Architects submitted a proposal. Robert Gerloff Residential Architects is the
same firm that completed the original planbook. The firm has submitted a bid of $75,000 to complete the
planbook (Please see the attached proposal). The bid is to include the following:
34 page booklet (11"x17" format);
High quality scans to each City for web pages and reference;
10 water color images, and;
900 total hours at between $75 and $100 per hour.
Each jurisdiction participating in the project is requested to make a maximum financial commitment of $6,250
(the total project cost divided evenly among the twelve municipalities). The participating jurisdictions are still
actively seeking additional participation. If the number of jurisdictions increases, the contribution will be
reduced accordingly. Twelve jurisdictions contributed directly to the past project at a cost of $5,000 each. As in
the last planbook project, additional contributions will be sought from outside organizations to facilitate the
printing.
On behalf of the participating jurisdictions, the City of Brooklyn Park is coordinating the project, including the
contract with the architect. If the Council authorizes staff to continue coordinating with the other jurisdictions
on this project and authorizes the requested funding, staff will return to the Council with a Letter of
Understanding between the City of Brooklyn Park and the City of New Hope outlining the responsibilities of
each jurisdiction.
FUNDING
$6,250 is the maximum requested for this project. Each jurisdiction is requested to contribute the same
amount. Currently, members of the Planbook Committee are discussing participation with additional
jurisdictions. If additional jurisdictions become involved in the project, the City's contribution will be adjusted
accordingly. EDA funding is available for this project.
ATTACHMENTS
· Proposal
· Request for Qualifications Response
· Request for Qualifications
· Interest Letter & Survey
-3.
Split Level agenda 3-26-02:
1. introductions:
introduce Jeremiah
12 communities
Brooklyn Park
Bumsville
Coon Rapids
Dakota County CDA
Ehlers & Associates
Golden Valley
Maplewood
Minnetonka
Mounds View
New Hope
Plymouth
Roseville
Washington County HRA
who is on the executive committee?
Marjorie Mangine 763/493-8054
Stacie Kvilvang
651/697-8506
Barb Dacey
evaluation of Cape Cods & Ramblers:
value of profiling individual homeowners?
"keep in minds?"
what was missing?
value of larger designs v. smaller interventions?
other feedback
possible format changes:
sprinkle "Keep in Minds" through the book as sidebars
find alternative vehicle for community input
list-serve discussion group
create a web site for suggestions
mn an informal focus group discussion
other lessons: fewer meetings that cover more material
preliminary book structure:
format to be roughly 34 pages on 11 x 17 format paper
money is included in our bid for high-quality scans and/or color separations
10 watercolors assumed printed in color in the book
rest of the book to be 2-color
4007 $1EOIOAII AVENIE $tlTII MINNEAPOLIS, MINNESOTA 55410 VeJOE: 612/927-5013 FAX: 012/927.7301 E-IIAIL: CALL
spiral type binding assumed
1
415
6//
8/9
10/11
12/13
14/15
16/17
18/19
20/21
22/23
24/25
26/27
cover
title page
acknowledgements
table of contents
why are we doing this book?
identify and explain changing housing trends
how these respond to market and lifestyle changes
why this is relevant to this era of housing
intro to split levels
history of the house type
architectural features
quality of materials
introduce a typical design in drawings
strengths and weaknesses
common problems we want to help solve
what if my house isn't like the one selected?
common variations
show plan diagrams of variations
gallery of photos of different variations
heating system issues
how to make the basement warmer
finishing the basement
adding a deck
adding a four-season porch
family room and kitchen bump-out
talk about split level kitchens
rethinking the interior space
using bays and bumpouts
using ceiling height variations
interior design issues
adding a second story addition above the garage
adding a third garage stall
expanding and/or rethinking the entry
rethinking the facade
landscaping options
accessibility issues
how to make these houses more life-cycle
28/29
insulation upgrades
windows and window replacement
safety concerns (egress windows, smoke detectors, etc.)
30/31 updating bathrooms and laundry
32/33
remodeling in general
how to hire an architect/contractor
how to get started
getting a property survey
zoning requirements
work with the Consortium on this section
34
financial incentives and resources
This Old House tax law
work with the Consortium on this section
project budget:
estimate is for the book laid out above is $75,000
the estimate includes $1500 for high quality scans and/or color separations
pages will be in .pdf format for cd-rom and web use
watercolor images to be used for marketing the book
scans to be provided to all communities
additional services:
create a web site to disseminate information about the book
work with municipalities to streamline local zoning controls
prepare brochures and other marketing pieces for use in media presentations
identify marketing and implementation strategies
talk at various local home shows about the book
contract:
who administers the contract?
who writes the contract?
we retain ownership of the original watercolors but provide them with scans
three equal payments: on signing contract
on completion of rough draft
on submission to the printer
alternate: equal monthly payments to even out cash flow
schedule:
we're already a month behind on the schedule
next step to meet with executive committee? negotiate contract?
completion within this calendar year? target event?
outstanding issues:
construction cost estimates are NOT included in the estimate
PRELIMINARY SPLIT LEVEL BOOK COST ESTIMATE
outi~ne and negotiate one f~na~ orojecc
negoaaze and s~g~ the contract
Ma}.' co Aug communmy ~npuz on ,,.~ac to i~ciuee ~ ~n_
r~a, ~n o~ ;ne spl~; level house
o~ocograp~ the range of
select a split to use as the model
build this ~ouse ~n t~e computer
f~natlze design pro~ects wit~ t~e committee
design and cartoon t~e Oook
meet wit~ Consortium to discuss book design
'rewse book design cartoon per Consortium feedback
prepare c~e f~rst draft of ~esign ~deas
write ;~e first draft of text
copy edit and proof first draft text
_~ meet mlt~ Consortium co go over first draft of boo~
rewse the designs and text Der Consortium feedback
cody edit and proof second draft text
~ meet wit~ Consortium to go over second draft of book
revise t~e designs and text per Consortium feedback
SeDt Qc; prepare underlays for watercolors
crea;e watercolor renderings ($750 each)
scan the watercolors
prepare the final draft of the book
final sweep on copy editing and proof reading
meet with Consor;lum to discuss final draft
. revise the design and text per Consortium feedback --
submit the book to and coordinate ~ith the Printer --
color c~eck
Consortium to pay for printing and distribution
celebrate the release of the book~ -
Robert Gerloff 240 hours ~ $100/~our $24,000~
Jeremia~ Battles 4QQ hours ~ $~5/~our $30,000
Bryan Ponahue 120 hours ~ $75/~our $9,000
~Peter J. Musty 100 ~ours ~ $75/~our $~,5QQ
Lynette Lamb 40 ~ours ~ $75/~our $3,00Q
~igb-resolution scans or color separations $1,50Q
3/26/02 Budget: $~5,000
.uali ication$
Split £ntr /Level Planbook
submi~ce~ by
Roberf Gerloff Residential Architecfs
~I007 Sheri~lan Avenue Sou~h
Minneapolis, Minnesota 55410
612[927-5913
www. res i~l e nt ia l arch ite cts. com
Our Approach
It is with great pleasure that we submit our qualifications to
conceptualize, write and design the Split Entry/Level Planbook
for the Consortium of twelve city and county HRAs and CDAs.
Preparing a book like this takes an enormously diverse set of
skills. Our approach is to reach outside our immediate company
to bring together the best qualified individuals we can find, creat-
ing a team that together can provide the service this project
requires.
Specifically we bring together Robert Gerloff Residential
Architects, a premier local residential architecture firm, to concep-
tualize the project, coordinate with the Consortium, and design
the architecture. Peter J. Musty, a multi-talented local architectur-
al designer, to render watercolors to make the book as seductive
as possible. Brian Donahue, a local graphic designer, to take
the diverse bits of text and images and make a coherent whole.
And Lynette Lamb, a local writer and editor, to whip our sorry
prose into shape for the ultimate audience, the citizens of the
Consortium cities.
Robert Gerloff Residential Architects has produced two planbooks
before, the "Longfellow Planbook" and "Cape Cods & Ramblers",
and we bring a depth of experience to your project. We believe
we have an even better group of people who are, as the architec-
tural specification goes "craftsmen in their respective trades."
Above: The Madson Residence, a
split-level remodeling underway in
Mendota Heights, MN.
Rober erlof'£ AIA
Robert Gerloff, AIA would bear ultimate responsibility for the
successful outcome of the Split Entry/Level Planbook. He
would be in charge of coordinating between our team and
the Consortium, conceptualizing the book's approach, and
designing the architectural interventions.
Above: The Qualey Residence, a new
home and artist's studio on a lake out-
side Cable, Wisconsin.
Gerloff is the Principal of Robert Gerloff Residential Architects.
He founded the firm in 1995 after working for almost a decade at
Mulfinger, Susanka & Mahady Architects, Inc. in Minneapolis.
Gerloff graduated in 1987 with a Bachelor of Architecture from
the University of Minnesota School of Architecture and is regis-
tered in both Minnesota and VVisconsin.
Gerloff has won numberous national, state and local awards,
including awards from the National League of Cities, the
Minnesota Chapter of the AIA and the Minnesota Chapter of the
American Planning Association for "Cape Cods & Ramblers."
see our web site at
www. residentialarchitects.com
In addition, Gerloff has also written extensively for both the popu-
lar and professional press. He writes a monthly column "About
the Neighborhood" for the Southwest Journal in Minneapolis, is a
frequent contributor to the "By Design" column in the Journal of
Light Construction, and has written over a hundred other articles
for publications as diverse as The Utne Reader, Minnesota
Monthly, and Fine Homebuilding.
2
JerernMI; Battles
Jeremiah Battles is an Associate with Robert Gerloff
Residential Architects. He would be responsible for the bulk
of the historical research and legwork and a large percent-
age of the computer work, as well as contributing design ideas
and helping write the text.
Above: The Barnes/Carter Residence,
a remodeling underway in Southwest
Minneapolis.
Battles defended his Masters of Architecture at the University of
Minnesota College of Architecture in December 2001, and is cur-
rently completing work on the written documentation.
Battles's thesis topic was the design of a new suburban home.
Specifically he attempted to reconcile and bring together the
seemingly unbridgeable gap between values held by the architec-
tural profession (and schools) and the values of those who live in
suburban houses. In many ways this was perfect training for the
Split Entry/Level Planbook.
Jeremiah brings tremendous experience to the team, both in
computer skills (primarily ArchiCAD and Photoshop) and also real
world experience, having worked construction to put himself
through Architecture school.
3
Peterd. Musty
peter,,J,. Musty worked on both "The Longfellow Planbook"
and Cape Cods & Ramblers." He contributed extensively
to the architectural design and his watercolor illustrations
were widely published. For the Split Entry/Level planbook, Musty
would once again prepare the watercolor illustrations.
Above: An image from one of our pre-
vious planbooks "Cape Cods &
Ramblers." Watercolor rendering by
Peter J. Musty.
Musty currently runs multiple businesses. He co-owns a web
design company, works as an architectural designer and water-
color artist, and facilitates New Urbanist charrettes. He earned
his B. Arch from Notre Dame in 1995 and in 2000 he won a fel-
lowship in the University of Miami School of Architecture Knight
Program in Community Building.
see more of Musty's work at
www. charrettecenter, com
4
Brian Ponahue
see more of Donahue's work at
www. mnartists.org
BluOSpecial
Brian Donahue is a graphic designer and art director. He
would be responsible for taking all the scattered bits of
text, fragments of quotations, historic photographs, archi-
tectural plans, sketches, fragments of ideas and architectural ren-
derings and creating a coherent, scintillating book that's both
accessible and legible to the everyday reader.
Donahue graduated with a BFA in Communications with an
emphasis on Graphic Design from the University of Kansas in
Lawrence. He has worked as Art Director for Midwest Home &
Garden, Minnesota Monthly, and TC Taste. He has won multiple
design awards and currently owns his own firm.
5
Lynette Lamb
LYnette Lamb is a freelance writer and editor in Minneapolis.
She would be responsible for taking the rough text written
by Gerloff and Battles and whipping it into coherent, leg-
ibible, grammatically-correct prose.
Above: An illustration from the "Keep
in Mind" section of the Cape Cods &
Ramblers planbook.
Our goal is to have the Split Entry/Level Planbook read like a
magazine, and Lamb brings extensive magazine experience to
our team. She has been managing editor at Minnesota Monthly
and The Utne Reader. Currently she is Editor-in-Chief of
Daughters, a newsletter published for parents whose daughters
subscribe to New Moon magazine, the award-winning magazine
for pre-adolescent girls published in Duluth, MN.
6
Previous PlanbooRs
Robert Gerloff Residential Architects has
designed two previous planbooks. We
,worked with the Longfellow Community
Council to prepare the "Longfellow Planbook," which
showed homeowners how to remodel the common
south Minneapolis bungalow. And we worked with a
similar consortium of inner-ring suburbs to prepare
"Cape Cods & Ramblers," which showed homeown-
ers how to remodel some of the most common
Cape Cod and rambler designs. We are ready and
anxious to work with you to prepare the Split
Entry/Level planbook.
7
Arch if ecf ural Experience
Robert Gerloff Residential Architects specializes in residen-
tial architecture. Approximately 90% of our work in recent
years has been remodeling existing homes.
We have designed remodelings for three Split Entry/Level houses
in recent years, one in Mendota Heights, which is currently in
process, and two in Edina, both of which have been built and are
currently occupied.
The Mendota Heights project is primarily an interior remodeling,
that is, we attempted to re-work and re-think the existing space
rather than adding or] large amounts of square footage. New bay
windows in the living room and kitchen spaces provide much-
needed focus to the plan.
The two Edina projects are both "bumps on the back", that is,
remodeled kitchens opening into new family rooms added onto
the rear of the house, expanding into the back yard.
We have not photographed either completed project yet, but we
would be happy to walk the Consortium Committee through the
plans in greater detail, and share the lessons we've learned in
remodeling these difficult houses.
Above: The remodeled kitchen of the
Madson Residence, a split-level
remodeling underway in Mendota
Heights, MN.
8
Project: Process
The most important step of any project is conceptualizing the
approach. For the Split Entry/Level Planbook we know that
our overall goal is to 1o) help improve community stability,
2.) help homeowners see more potential in their Split Entry/Level
homes and therefore make them more desirable, 3.) show home-
owners how to adapt Split Entry/Level homes to all stages of
human life, and 4.) to help the Consortium communities compete
with new housing available in the growing ex-urban communities.
Above: An elevation of Penn Place, a
townhouse project currently in devel-
opment for Richfield, MN.
Our first step would be to sit down with the Consortium and talk
further about the goals outlined in the Request for Qualifications.
We also would like to_get extensive feedback on the "Cape Cods
& Ramblers" planbook, its strengths and weaknesses, to learn
how to better approach the Split Entry/Level planbook.
The reality is that Split Entry/Level houses are extremely difficult
to remodel, for two primary reasons: one, the roof lines are awk-
ward, and many additions create horrendous water problems,
and two, the multiple levels and omnipresent short stairways
Chop the house into disconnected little fiefdoms.
For these many reasons, the final Split Entry/Level planbook may
be very different from the "Cape Cods & Ramblers" planbook as
we learn more about the issues specific to split entry/level hous-
es, and the specific needs of the Consortium.
9
Request for Qualifications
Split Entry / Level Planbook
Promoting options for residents...
in their chang#tg lifestyle needs
Prepared By:
City of Brooklyn Park
Economic Development Authority
5200 85ti' Avenue North
Brooklyn Park MN 55443
January 11. 2002
Request for Qualifications
CITIES OF:
Brooklyn Park, Burnsville, Coon Rapids, Dakota CounO, CD~t,
Golden Valley, Maplewood, Minnetonka, Mounds View, New Hope,
Plymouth, Roseville and Washington County HRA
(Split Entry/Split Level Planbook "Consortium ")
L Introduction
The above-referenced communities (hereafter referred to as the "Consortium") are interested in
retaining a firm or partnership of firms/individuals to assist in the preparation of a planbook,
which will provide feasible and creative ideas for their residents who desire to upgrade their
split-entry and split-level homes.
IL Background
A substantial portion of the current housing stock within the region (split and multi-level) was
built in the first and second-ring suburbs in the late 1960's and throughout the 1970's. Much of
this housing was built using "production line" methods .... the same few styles and floor plans
repeated thousands of times over the metropolitan landscape. Although some of this housing has
been modified to meet the needs of changing demographics and lifestyles, most of the housing
has not.
Although the split-entry/level home is widely desired by some, many homeowners' stay may be
shortened due to inadequate space, options to expand and modify living areas is difficult and
costly and various desired housing amenities are available in newer homes at the growing edges
of the region. Many cities and suburbs are now struggling with an aging housing stock and an
increasingly transient population who move to developing suburbs because their housing needs
cannot be met locally.
There are many reasons to address the aging housing stock of the first and second ring:
Community Stability ... If "move-up" housing is not available within the community,
families leave to meet their housing needs in other suburbs, often the outer ring. This
puts an increased demand on housing on the fringe thus encouraging sprawl and creating
transportation pressures.
Excessive Concentration ... too much density of unpopular housing stock has the
potential to create lower valued home clusters with little desire or opportunity for
reinvestment. Communities are more successful when a range of housing is available.
Life Cycle Housing ... many residents desire to remain in their communities, but cannot
find adequate housing to meet changing needs. Diversified housing is desirable because
people are able to stay within their neighborhoods and communities through all periods
of their lives, lending stability and vitality to communities.
Remaining Competitive ... developed communities compete with growing suburbs for
households. Because there is a shortage of vacant developable land within the first and
second-ring communities, remodeling and rehabilitation becomes an important way to
encourage reinvestment, diversify and improve the housing stock and to maximize
property and neighborhood values. All communities must stay competitive if a region is
to remain economically and socially strong.
The communities identified above are choosing to collaborate and have formed a consortium to
address the problems and potential opportunities associated with their aging split-entry/level
housing stock. The consortium, by providing and identifying technical, educational and financial
services, hopes to provide an incentive for homeowners to move into or to remain in their split-
entry/level homes, rather than building or moving out to the developing suburbs.
One of the technical tools the consortium wishes to provide is a planbook, which offers creative
and reasonable solutions for upgrading and overcoming the shortcomings of the split-entry/level
housing stock. The consortium recognizes that the greatest potential for improving its housing
stock remains with individual homeowners' private reinvestment. Therefore, the purpose of the
planbook is to provide ideas, inspiration, tools, encouragement and support to these homeowners.
In addition, it will serve as a marketing tool to promote the advantages of living within the
developed cities and to inspire homeowners to remodel their homes and stay.
This is not the first planbook venture for many of the conununities in the Consortium. In 1999,
15 first and second-ring communities came together to produce Cape Cods & Ramblers: A
Remodeling Planbook for Post WI~II Houses (copy enclosed). This Planbook was a highly
successful venture that has won many local and national awards and has assisted many
homeowners make well planned and creative renovations to their homes.
IlL
~lnticipated Planbook Development Services
The specific se/vices, which would be asked of the selected finn or partnership, could include,
but not be limited to, the following:
1) Creating a Planbook with the following features
Complete a historical analysis of the split-entry/level housing stock and identify
and explain the structure and architectural features, including quality of materials
when they were built, floor layouts and functional considerations. This would
include an analysis of the strengths, weaknesses and problems of the split-entry/
level housing styles. This section should also address heating system issues and
how to "make the lower level wanner."
Request for Qualifications - 2 - January 11, 2002
Identify and explain the changing housing trends, how these respond to market
and life-style changes and why this is relevant to this era of housing.
Create a planbook that provides a range of improvements from the ven, simple
(i.e. insulation, windows, decks, etc.) to the complex (i.e. finishing a basement,
building a four-season porch, second story addition above the garage, third stall
garage, expanded entry, etc).
· Develop a section on exterior fa¢ade improvements that can change the look of
these homes (i.e. different windows styles, new entryway, siding, awnings, etc.).
· Develop a section with various landscape options that will enhance the character
of this type of home.
Develop a section on how to convert this type of home for accessibility purposes
for the elderly or disabled. (i.e. providing a ramp, modifying the interior layout
for wheelchair accessibility, etc).
Develop a variety of interior design alternatives or schemes for each housing type,
which will offer to residents' options for addressing current problems and meeting
their changing needs. These schemes should meet the following objectives:
a. Preserve or enhance the architectural character of the house
b. Assure compatibility with the block and neighborhood in which the house
is located
c. Provide enough flexibility to adapt to various individual needs and
preferences including the needs of families and the elderly
d. Offer the ability to phase remodeling over time
e. Offer information about how to remove functionally obsolete features and
replace them with more contemporary ones
f. Provide a realistic range of financial and functional alternatives and the
cost estimates/implications for each
· Include graphic images, photographs and plans to make the book easy to read and
understand for homeowners.
Develop a section on remodeling in general (i.e. how to select an
architect/contractor, how to get started, getting a property survey, zoning
requirements, etc.) The consortium will work with the Consultant on creating this
portion of the planbook.
· Develop a general section to address safety concerns when remodeling this type
of home such as adding egress windows and smoke detectors.
Request for Qualifications - 3 - January 11, 2002
2)
3)
IV.
Incorporate incentives and resources, which have been identified by various participating
communities that are available to help the homeowner including "This Old House" (the
Consortium will assist in developing this section).
Assure Planbook layout is adaptable to various other media forms, such as Cable TX/, CD
Rom or the Interact.
Optional Additional Services.~'~
Work with various cities to evaluate and make suggestions for streamlining local zoning
controls that inhibit remodeling additions/expansions.
· Prepare brochures and other marketing pieces, which can be used in media presentations.
· Identify marketing and implementation strategies.
V. Desired Qualifications I~
The consortium of cities desires to retain a firm or partnership of firms/individuals, which has
proven experience and tested ability in the following areas:
· Ability to produce a planbook
· Ability to identify and document in graphic and written form the features of split-
entry/level housing
· Ability to create a variety of remodeling options for split-entry/level housing that is
sensitive to the architectural style of the house and surrounding neighborhood
· Ability to communicate graphically and in writing to an unsophisticated audience
· Ability to develop and maintain a good rapport with a variety of City staff from various
cities
· Ability to organize ideas and communicate these efficiently
· Experience with completing schedules on time
· Competitive fees
· Understanding of marketing techniques, which promote the finished book to its desired
audience
Request for Qualifications - 4 - January 11, 2002
Submission of lnformation
Each qualified firm is requested to submit ten copies of its response to this Request for
Qualifications. The response should provide sufficient detail to allow the consortium to assess
the firms experience, ability and cost effectiveness in carrying out the services requested. The
consultant's proposal should be submitted to:
Marjorie Mangine
City of Brooklyn Park
5200 85th Avenue North
Brooklyn Park MN 55443
If you have any questions, please contact Marjorie Mangine at 763-493-8054. Responses must
be submitted no later than 5:00 p.m. on February 15, 2002
VIL Selection of Firm ,
Based upon the submissions made, the consortium will evaluate the responses received. Up to
three candidate firms may then be selected for further interviews or discussions. The consortium
may then either prepare a form Request for Proposal (RFP) for those selected firms to respond
to, or it may be in a position to negotiate a specific scope of work with a single selected firm.
VIII. Timeline
Issue RFQ
RFQ Due ........................................................................................................... January 11
.......................................................................................................... February 15
Consultant Interview
........................................................................................ February 20
Consultant Selection
........................................................................................ February 22
Meet with Executive Committee
........................................................................... March 4
Develop Timeline .................................................................................................. March 11
Completion of Planbook ........................................................................... September 2002
Send Planbook to Printer ............................................................................... October 2002
Planbook Available to Home Owners
................................................................. October 30
Request for Qualifications - 5 - January 11, 2002
James Nestigen
Nestigen Design
3749 47t~ Avenue So.
Minneapolis, MN 55406
612-724-6213
612-724-1300 (fax)
nestil~en~wavetech.net
Tim Fuller
SALA Architects
43 Main Street, Suite 140
Minneapolis, MN 55414
612-379-3037
612-379-0001 (fax)
tfuller~salaarc.com
SMR Architects
Steve Rengel
1905 Dellwood Ave
Roseville MN 55113
651-647-0229
smren~el~mediaone.net
Scott Newland, AIA
Newland Architecture
5217 James Ave S
Minneapolis, MN 55419-1136
612-926-2424
Lori Houwman
Houwman Architecture
833 Third Street SW
New Brighton, MN 55112
651-631-0200
lorih@houwman.com
Robert Gerloff
Residential Architects
4007 Sheridan Ave S.
Minneapolis, MN 55410
voice 612/927-5913
fax 612/927-7301
rserloff~resi-dentialarchitects.com
Bill Rust
Rust, Momson, Walijarvi Architects
2179 4th Street
White Bear Lake MN 55110
651-429-1913
bmst¢&ustarchitects.eom
Mike McGuire
Michael McGuire Architect
409 East Nelson Street
Stillwater MN 55082
651-439-3710
Paul Fmsness
Paul Finsness Architect
734 Larpenteur Avenue East
St. Paul MN 55117
651-210-2606
City of
BURNSVILLE
100 Civic Center Parkway · Burnsville, Minnesota 55337-3817
September 7, 2001
Kirk McDonald
Director of Community Development
City of New Hope
4401 Xylon Ave N
New Hope, MN 55428
(952) 895-4400
RE: Remodeling Planbook for Split-Entry/Split-Level Homes
Dear Community Development/Housing Official:
In 1998, a consortium ofmunlcipalities worked together to craft "A Remodeling Planbook for
Ramblers and Cape Cods". It was thought at that time that a future plan book for split-entry and
split-level homes should be developed, since many communities in the Metropolitan Area have a
significant amount of these homes and can benefit fi.om this type of book. It was intended that this
remodeling book would also provide various realistic options for remodeling and/or expanding a
split-entry or split-level home, as well as some simple remodeling ideas for "sprucing" up the front
facade. At this time, the Cities of Burnsville and Brooklyn Park are interested in forming another
consortium to pursue this venue.
For budgeting purposes, the previous book took approximately one year to complete and required a
$5000 commitment fi.om each municipality. This covered the cost of hiring the architect, copywriter
and graphic artist to develop and format the book. It should be noted that it was intended that each
municipality would be reimbursed for their initial investment fi.om sales of the books ($10 each) and
that most cities were fully reimbursed. The cost associated with this proposed remodeling book has
not yet been determined since it will be dependent upon how many cities choose to participate and
the format of the book. '
The more communities that choose to participate, the more effective this book can be. If you are
interested in partielpating in this joint venture; please fax the attached letter of interest to Miehelle
Neumann at (952) 8954453 by September 7, 2001. I will set up a meeting for mid-October, after
receiving the letter of interest fi.om the cities. In the meantime, if you have any questions, please
contact me at 952-8954467 or Staeie Kvilvang at the City of Brooklyn Park at 763-493-8089. The
Cities of Bumsville and Brooklyn Park look forward to partnering with you again.
Planner
G:\Shared~LANNINGUennKLetter of Interest.doc
SURVEY TO COMMUNITIES INTERESTED
IN PARTICIPATING IN REGIONAL REMODELING PLANBOOK
Yes, the City of is interested in participating in
the production of a regional remodeling planbook. I understand that a
financial commitment may be requested to produce the planbook.
I prefer to meet on the mornings of M T W TH F
(circle available days)
I prefer to meet in the at~emoon of M T W TH F
(circle available days)
I prefer to participate financially, but am unable to be a part'of the
workgroup. Check here -
No, the City of
participating in this effort.
is not interested in
Other
Letters of Interest Sent to the Following Communities:
Apple Valley
Brooklyn Center
Crystal
Fridley
Lakeville
Minnetonka
New Hope
Robbinsdale
Shoreview
Blaine
Columbia Heights
Eagan
Golden Valley
Maple Grove
Mounds View
Oakdale
Roseville
White Bear Lake
Bloomington
Coon Rapids
Eden Prairie
Inver Grove Heights
Maplewood
New Brighton
Plymouth
Shakopee
Woodbury
Dakota County CDA
Washington County HRA
Fax back survey to Michelle at 952-895-4453
G:~Shared~PLANNING~Jenm'~Letter of Interest. doc