IP #898COUNCIL
A
Request for Action
Originating Department
Approved for Agenda
Agenda Section
Community Development
December 12, 2011
Development and Planning
Item No.
By: Eric Weiss, CD Assistant
Curtis Jacobsen, Director of CD
By: Kirk McDonald, City Manager
8.5
Motion approving Request for Qualifications, as prepared by staff, for the redevelopment of the former Bass
Lake Road Apartment site at 8400 Bass Lake Rd, and authorizing staff to proceed with seeking responses
from the development community (improvement project 898)
Requested Action
Staff requests Council approve a motion approving the Request for Qualifications (RFQ) as prepared by staff
and authorizing staff to seek responses from developers and market the RFQ.
Policy/Past Practice
It is a past practice of the city to seek proposals from development companies or organizations to foster
redevelopment.
Background
In 2008, the New Hope Economic Development Authority purchased the five parcels and demolished the
buildings at the former Bass Lake Road Apartments site. Since then, the site has remained vacant as the city
has waited for the housing market to improve. Now, with the housing market showing signs of growth, the
Council discussed, at its September work session, the possibility of seeking a redevelopment partner. Later in
October, the Council authorized staff to proceed with crafting an RFP/RFP.
Recommendation
Staff recommends the Council approve the RFQ and authorize staff to seek responses.
Attachment
- RFQ
Motion by Second by
To:
I:\RFAICOMMDEV\Develo ment\RFQ8400BassLakeRd12,12.11.doc
City of New Hope
8400 Bass Lake Road Redevelopment
Request for Qualifications
December 2011
INTRODUCTION
Project Statement
The city of New Hope seeks to redevelop a site, 8400 Bass Lake Road, at the northeast quadrant
of Bass Lake Road and Yukon Avenue North. The city desires the development of a high
density, market rate, residential project on the site. The city prefers owner -occupied or senior
housing, but realizing the economy, is open to other types of residential development.
Background
In 2001, the city of New Hope received a Livable Communities Opportunities Grant to study
the redevelopment feasibility of the Bass Lake Road and Winnetka Avenue area. This area
consists of 480 acres of residential neighborhoods, commercial businesses and the former
Hosterman school site. The purpose of the study was to examine opportunities to integrate life-
cycle housing, transit improvements, and neighborhood businesses with the existing industrial
base and residential neighborhoods in the area.
A community-based task force formulated recommendations for four target areas in 2002, based
on a number of concept plans. Proposals were presented to the Planning Commission and City
Council following a Request for Proposal process in late 2002, and the Council selected
preferred developers in February 2003. Since that date, redevelopment projects have been
approved and constructed at three of the four target areas. The city sought proposals for the
former Bass Lake Road Apartment site, the fourth study area, but development did not move
forward at that time.
Since then, the city purchased the five parcels containing the apartments, demolished the
buildings and created a TIF district to aid in the redevelopment of the site. Due to the weak
economy, the city did not seek development partners at the time of purchase, instead preferring
to wait for an improved market. The city believes the time may be right to move the
redevelopment of the site forward as the housing market, particularly apartments and senior
housing, has begun to improve.
Project Objectives
A primary objective, as outlined in the cit/;s Comprehensive Plan, is the redevelopment and
revitalization of underutilized or marginal properties within the city. However, more specific
objectives for this particular project have been generated. These objectives are listed below and
should be kept in mind as the development process moves forward:
• Promote public participation in the planning process
• Provide for market rate and life cycle housing opportunities
• Integrate housing near employment centers
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Create livable communities which offer the following:
o Efficient, environmentally sensitive and creative development models
o Utilize in-place infrastructure
o Preserve and/or create open space
o Promote high quality design
o Promote underground parking
Area Information
This property is a premiere site for redevelopment in New Hope and provides an exceptional
opportunity for a high quality residential project. Several notable features of the site and
surrounding area include the following:
• Site adjacent to a quality nine -hole, par -three golf course which features a clubhouse
constructed in 2001
• Site is one block south of beautiful Meadow Lake scenic area and adjacent to Meadow
Lake Park, which includes play equipment and trails, picnic tables and adjacent to
lakeshore
• Adjacent to new development at the intersection of Bass Lake Road and Winnetka
Avenue, which includes a new CVS Pharmacy, Winnetka Green, Winnetka Townhomes
and Woodbridge Senior Cooperative projects.
• Site located within the Highway 169 and interstate highways 394 and 694 loop,
providing excellent commute times to downtown Minneapolis and outlying suburbs to
the west, north and south.
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Aerial Map
Prior to demolition
Recently Completed Development Projects
Winnetka Green: Ryland Homes was selected as the preferred developer for the redevelopment
of the southeast corner of Bass Lake Road and Winnetka Avenue in February 2003. The $35
million dollar project includes 175 owner -occupied, townhome and condominium style units on
a 17 -acre site.
Construction of the project began in 2004 and was completed in 2005. The project was nearly
sold out in less than one year. The project included the burying of overhead utility lines on the
east side of Winnetka Avenue, reconstruction of Elm Grove Park and the installation of new
sidewalks along Bass Lake Road and Winnetka Avenue.
Winnetka Townhomes: Another site targeted by the Livable Communities Task Force was the
Frank's Nursery site at 5620 Winnetka Avenue. The project, completed in 2005, includes 44
owner -occupied townhome units. Public improvements included the burial of the overhead
utility lines along Winnetka Avenue, as well as the installation of new sidewalks, in the project
area.
CVS Development: The new Winnetka Green housing development generated interest from
CVS Pharmacy, on the commercial property at the southwest corner of bass Lake Road and
Winnetka Avenue. Bear Creek Capital, CVS's representative, negotiated the purchase of the
properties in the redevelopment area, which included a gas station site and a residential
property with a double lot. The 15,000 square foot retail store, along with an auxiliary
commercial development, was completed in 2005.
Woodbridge Cooperative: Another construction project located in the Livable Communities
redevelopment area is the Woodbridge Senior Cooperative. The groundbreaking for the project,
located at 5650 Boone Avenue North, was held in March of 2004, and construction activities on
the project continued through 2005. The four-story, 7$ -unit building contains one and two
bedroom owner -occupied units, patios and terraces, and underground parking. Common areas,
including a library and a variety of social rooms, are included to complement the senior
cooperative lifestyle.
Recently Completed Infrastructure Projects
Winnetka Avenue Reconstruction: In 2010, with funding from the American Recovery and
Reinvestment Act, the city was able to replace the asphalt street surface, curb and sidewalks
from Bass Lake Road to 62nd Avenue North. The project also included replacement of the 12 -
inch water main. In compliance with the city's Complete Streets Policy, the reconstructed road
includes slightly narrower drive lanes and wider shared bicycle and parking lanes to better
accommodate bicyclists.
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Bass Lake Road Improvements: Also in 2010, the city coordinated a major improvement project
on the Bass Lake Road from Winnetka to Yukon avenues. The project included the installation
of a 16 -inch water main on the north side of Bass Lake Road, intended to increase the carrying
capacity of the water main to accommodate new development at the redevelopment site and for
fire safety. The project also included a new bus shelter on the south side of Bass Lake Road and
Yukon Avenue to accommodate transit riders with destinations to the east, south and
downtown Minneapolis, as well as pedestrian -scaled lighting on the north side of Bass Lake
Road to provide a more comfortable and aesthetically pleasing pedestrian atmosphere.
Improvements were also made to the New Hope Village Golf Course parking lot and relocation
of the parking lot entrance.
Bass Lake Road Mill and Overlay: The portion of Bass Lake Road from Winnetka Avenue east
to the city's border was repaved in 2011 as part of the county's regular improvement project.
Projects under Construction
North Education Center (NEQ: After leasing the site for nearly a decade, Independent School
District 287, an intermediary school district of 13 partnering districts, purchased the former
Hosterman Middle School site from Independent School District 281 (Robbinsdale) in 2010.
District 287 received approval to construct a three story school facility on the site consisting of
157,000 square feet. The project is expected to be completed in 2012.
Additional Redevelopment Opportunities
8001 Bass Lake Road: Previously a nursery and currently a marginal furniture store, the site has
been listed for sale on and off for a number of years. Total site contains 2.314 acres. Building
contains 21,840 square feet. The site is currently zoned Community Business and would make a
great commercial redevelopment property.
Winnetka Learning Center and Soccer Fields: Located at Winnetka and 55th avenues, the
Winnetka Learning Center (housed in a former elementary school) and adjacent soccer fields
have been listed for sale by Robbinsdale School District. The site, consisting of three parcels, is
zoned low density residential, but the city has long considered the site a perfect location for low
to medium density housing, commercial and/or mixed use. The city is currently in discussions
with the District about acquiring the site.
Cal
SITE INFORMATION
Location
North of Bass Lake Road and east of Yukon Avenue, adjacent to the New Hope Village Golf
Course. Near on/off ramp at Bass Lake Road and Highway 169 and shopping area at Bass Lake
Road and West Broadway Avenue in Crystal (includes Walgreens, Michael's, TJMaxx, Target,
Aldi, restaurants, banks). Located on a bus line and not far from the planned station at Bass
Lake Road on the Bottineau light rail transit line.
Project Area
The redevelopment area consists of 3.54 acres of vacant land. Following is data on the parcels in
the redevelopment site:
Address
PIN
Acres
Square Feet
840158th Avenue N
06-118-21-42-0008
0.67
29,012
841158th Avenue N
06-118-21-42-0009
0.40
17,555
842158th Avenue N
06-118-21-42-0010
0.51
22,015
8420 Bass Lake Rd
06-118-21-42-0011
0.58
25,302
8400 Bass Lake Rd
06-118-21-42-0012
1.38
60,310
3.54
154,194
Site Conditions
Existing Conditions
The site is currently vacant as the buildings that had previously been at the site were
demolished in 2008. The site slopes slightly to the east (toward an existing pond on the
golf course property). There are no wetlands or significant vegetation on site.
Transportation
The site is well served by multiple modes of transportation. bass Lake Road is a county
"A Minor Augmentor" road while Yukon Avenue is a neighborhood collector under the
jurisdiction of the city. Bus routes run along Bass Lake Road including route numbers
721 and 767. Another five bus routes serve areas within walking distance of the site. As
mentioned before, the site is near planned LRT stations at 62nd Avenue (park and ride
site) and West Broadway Avenue. Portions of both Bass Lake Road and Winnetka
Avenue have under recent improvements and plans are in place to improve nearby
Boone Avenue in 2013. Finally, the site is well served by the area's freeway system with
access to highways 169 and 100 and interstate 94/694 in close proximity.
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Storm Water
The redevelopment site is located in the Shingle Creek Watershed District. This
redevelopment will need to meet the city's Surface Water Management Plan and the
watershed's water quality and quantity standards. This will include meeting NURP
standards and no increase in the rate of runoff. Conceptually, it is anticipated that these
requirements could be met by expanding the pond along the ninth fairway of the golf
course. The expansion could include additional ponding area on the redevelopment
property adjacent to the golf course pond and could be treated as an amenity to the
housing project. The necessary storm water improvements will depend on site and
building design.
Sanitary Sewer
City Lift Station No. 2 exists at the northeast corner of the redevelopment site. The lift
station currently serves approximately 200 residential units, as well as Meadow Lake
Elementary School. The force main from the lift station is routed along the
redevelopment site and discharges into a 12 -inch trunk sanitary sewer at Bass Lake
Road.
Refer to the attached Sanitary Sewer Figure depicting the lift station and the service area.
It is likely that the redevelopment will create the need to relocate the lift station and
force main and these improvements will need to be coordinated with the redevelopment
of the site. A cost estimate has not been prepared as the scope of work will need to be
determined with the redevelopment project.
Water Supply
The city of New Hope purchases water from the city of Minneapolis as part of the Joint
Water Commission with the cities of Crystal and Golden Valley. The water is distributed
through a series of trunk water mains throughout the three cities. The water system in
the redevelopment area is shown in the attached Water Supply Figure. The static water
pressure near the redevelopment is in the range of 70 to 75 psi.
The water main at Bass Lake Road between Winnetka and Yukon avenues was recently
upgraded to a 16 -inch pipe to accommodate new development at the site and to provide
better fire protection flows.
Zoning
The five parcels consisting of the redevelopment site are currently zoned R-4 High
Density Residential. The R-4 district regulates density through setbacks, lot area,
building heights, and minimum unit size, with density bonuses available for the
inclusion of durable exterior wall finishes, underground parking, indoor recreation and
social rooms, outdoor recreation, and a location near transit service.
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The city anticipates the project may require rezoning of the property. Currently, the city
has a planned unit development district which allows for the city and developer to
creatively come to development solutions through negotiation and flexibility.
The site is surrounded by low density housing to the north and west, high density
housing to the south, and a variety of residential, public and commercial uses to the east.
Ownership
The five redevelopment
Authority.
parcels are owned by the New Hope Economic Development
E
CONCEPT SUMMARY
Vision
The city's Comprehensive Plan identifies the Bass Lake Road Apartments site as a top priority
for redevelopment in New Hope. The plan outlines the city's desire for a high quality, high
density residential development that would take advantage of the nearby golf course.
The city's vision for development includes the following:
High quality architecture and site planning
+ Use of high quality building materials — brick, stone, glass,
• Creativity in accomplishing design goals
• Transparent windows
4 Active uses on the ground floor
• Well defined entryways including porches, steps, roof overhangs
Bicycle and pedestrian connections and bicycle parking
Orientation to the primary street with semi -private areas between sidewalk and front
door
• Street frontage amenities including landscaping and/or low ornamental fences or walls
+ Underground parking or screened at -grade parking areas
* Well lit common areas
• Storm water quality and quantity treatments
Public Participation
The city intends for the planning process to be open to the public. The developer should intend
to include a handful of public meetings, work sessions and open houses as part of the planning
and development process.
Project Financing
The city is committed to the redevelopment of the area and would like to see a significantly
increase property value brought to the site. The city is seeking a development team that
demonstrates the financial resources, track record, and experience to successfully complete the
project.
Once a qualified developer has been selected, if a need for financial assistance can be soundly
demonstrated, the city will consider all available options. The city established a tax increment
financing district in 2011. The city has a significant investment in the site already due to
acquisition and demolition costs.
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REQUEST FOR QUALIFICATIONS
The city will be selecting a qualified developer with a strong background in housing
development and a shared vision for redevelopment and revitalization of the site.
Deliverables
Developers will be requested to submit to the city of New Hope a letter stating their interest in
the project, together with detailed background information.
Background Information
The background information shall include a company overview, including:
1. Official registered name, address, main telephone number, facsimile number, and
website.
2. Key contact name, title, address (if different from above), direct telephone number,
facsimile number, and email address.
3. Person authorized to contractually bind the organization for any future proposals.
4. Brief history, including year established and number of years the company has been
involved in high density residential.
This information will also be required of any joint venture associates involved in the
project.
Project Management Approach
Include the method and approach used to manage overall project and client and
resident/business correspondence. Briefly describe how the company will work to
encourage public engagement.
Financing
Include a statement of the planned method of financing for the project, including a
complete list of lender references.
References
Provide three current corporate or municipal references for which you have performed
similar work.
Project Staffing
Include biographies and relevant experience of key staff and management personnel.
Provide bonding and coverage levels of employees.
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At least one hard and one electronic copy of the letter and background information shall be
submitted. Information can be submitted to:
Curtis Jacobsen, Director of Community Development
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428
Information is due on or before 4:30 p.m. on January 31, 2012. The submission should be clearly
marked as "Request for Qualifications — 8400 Bass Lake Road Development Site."
The RFQ will allow the city to develop a list of individuals or firms which can qualify as
developers interested in entering into a contractual agreement with the city for the project. The
city will evaluate the qualification responses received and identify those individuals or groups
deemed qualified to submit proposals for development of the area. It would be the goal of the
city to make that determination and notify the selected developers no later than February 28,
2012.
The city reserves the right to reject any and all qualification responses received. Such
determination is to be within the full discretion of the city and is not subject to question or
appeal.
Request for Proposals
Following the RFQ process, selected developers will be requested to participate in the second
and final stage of submission — Request for Proposals. The second stage shall require additional
information of the developer, together with specific information regarding project design.
Proposals will be due five weeks following the release of the Request for Proposals, with the
submission date confirmed in the RFP. Information that may be required includes, but is not
limited to:
1. Official registered name, address, main telephone number, facsimile number, and
website.
2. Key contact name, title, address (if different from above), direct telephone number,
facsimile number, and email address.
3. Each proposer which is a corporation must submit a signed affidavit executed by the
person or persons authorized by that corporation stating that said corporation has, in
accordance with provisions of the Statutes of the State of Minnesota, obtained a
certificate authorizing it to do business in the State of Minnesota.
4. Complete plans and color architectural renderings of the proposal. Plans must
indicate the size, location, and height of the building(s), location of roadways and
utilities, preliminary landscaping, pedestrian and bicycle access, vehicle and bicycle
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parking, and other features to be constructed and their relationship to the area and
its existing development.
5. Schematic building pans indicating the proposed space allocations by use within the
building(s).
6. Schematic building elevations and other drawings necessary to communicate the
scope of the proposed improvements and indicate design and building materials
proposed.
7. Schedule of proposed building construction and improvements with accompanying
cost estimates.
8. Description of the proposed project financing method, including specific information
on the terms of both interim and permanent financing.
9. Statement of interest and commitment to the project by prospective interim and
permanent lenders.
10. Preliminary pro forma, including a project operating statement, debt service
schedule, number of units, estimated sales or rent pricing, and investment analysis.
At least one hard and one electronic copy of the letter and background information shall be
submitted.
The city reserves the right to reject any and all proposal responses received. Such determination
is to be within the full discretion of the city and is not subject to question or appeal.
Evaluation
The city of New Hope will review all qualifications and proposals in a fair, equitable, and
objective mariner within three weeks of opening the submittals.
The city may require additional information regarding certain aspects of the qualification
and/or proposal that may be deemed necessary for review and selection. The developer should
be prepared to provide such information as necessary to assist in the review process. The city's
review and recommendations will be based upon:
1. Consistency with the city's redevelopment goals and objectives as outlined in the RFQ
and RFP.
2. The qualifications and financial responsibility of the developers, joint venture associates,
and architects.
3. The degree of financial commitment by the developers and associated lenders to the
project.
4. The conditions, if any, attached to the proposal.
5. Other criteria deemed applicable by the city.
Following evaluation, the city may then interview each proposer and following said interviews,
expects to select a single proposal.
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Award
The City Council, at its sole discretion, will make the final selection likely based upon:
1. The single best proposal for the area, as defined above.
2. Completed verification of the qualifications and financial capacity of the developer.
3. Financial feasibility of the project based on the level of city assistance, if required.
The city reserves to itself the right at its sole and exclusive discretion to rescind its selection of
any developer under this RFQ/RFP and any subsequent agreement implementing its selection
in the event the city reasonably determines, in its judgment alone, that the city cannot reach an
agreement with the selected developer or any other procedural or substantive issue relating to
the development of the project.
Contacts
To assist development groups in responding to this RFQ the following contacts are available:
CU Staff
Curtis Jacobsen, Director of Community Development
4401 Xylon Avenue North
New Hope, MN 55428
763-531-5119
cjacobsen@ci.new-hope.mn.us
Eric Weiss, Community Development Assistant
4401 Xylon Avenue North
New Hope, MN 55428
763-531-5196
eweiss@ci.new-hope.xnn.us
Consultants
Christopher Long, Engineering Consultant
Stantec Consulting
2335 West Highway 36
St. Paul, MN 55113
651-604-4808
christopher.long@stantec.com
Al Brixius, Planning Consultant
Northwest Associated Consultants
4800 Olson Memorial highway, Suite 202
Golden Valley, MN 55422
763-231-2555
abrixius@nacplanning.com
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