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HRA 1983 10 20i,J AGENDA REGULAR MEETING CHANHASSEN HOUSING AND REDEVELOPMENT AUTHORITY THURSDAY, OCTOBER 20, 1983 CHANHASSEN CITY HALL, 690 COULTER DRIVE CITY COUNCIL CHAMBERS 7:30 P.M. 7:30 p.m. 1. Call to order. 2. Approve Minutes of September 15, 1983 meeting. 3. Presentation of Consultant Proposals for Downtown Project Market Study. 4. Adopt Resolution Setting Public Hearing Date on Housing Plan and Program for Mortgage Revenue Bond Program. 5. Approve Leases for Storage Space in Old Instant Web Building: a. Minnetonka Tubs and Stoves b. Dave Halverson: Boat, Auto & RV Storage 6. Consider Purchase Offer from Gary Brown for HRA Property Located at 7901 Great Plains Boulevard. 7. Old Business. 8. New Business. 9. Approval of Bills. 9:00 p.m. 10. Adjournment. Minutes Chanhassen Housing Regular Meeting September 15, 1983 Call To Order and Redevelopment Authority Vice - Chairman Horn called the meeting to order at 7:40 p.m. Present were Commissioners Bohn, Russell, and Horn. Whitehill and Swenson were absent. Executive Director Martin was also pre- sent. ADDroval of Minutes Russell moved, seconded by Bohn, to approve the minutes of the August 18, 1983 meeting as presented. All voted in favor and the motion carried. Downtown Project Marketing Program - Consultant Proposals Mr. Arnie Bed of Creative Communications and Ladd Conrad of Kosmo Companies each presented their firm's proposals for developing a Downtown Project Marketing Campaign for the BRA and Chamber of Commerce. Following a brief discussion of each proposal, the Board agreed to delay any specific action on this item until later in the meeting. 1984 BRA Ooeratinq Budget ADDroval (Resolution #83 -4) Martin presented his recommended 1984 BRA Operating Budget, which had been previously reviewed by the Board during the August 18, 1983 meeting. Following a brief review of the proposed budget, Bohn moved, seconded by Russell, to approve Resolution #83 -4 adopting the 1984 BRA Operating Budget, as prepared and recom- mended by the Executive Director. All voted in favor and the motion carried. Agreement Adootina Tax Increment Financin4 Plan Martin presented a proposed "Tax Increment Transactions" agreement between the City and BRA that had been prepared by BRA Legal Counsel based upon the recommendation of the City /HRA Auditor. The agreement prioritizes the use of future Tax Increment receipts and formally adopts the Tax Increment Financing Plan developed by the Auditor and Staff earlier this year. Russell moved, seconded by Bohn, to approve the agreement between the City of Chanhassen and the BRA (establishing procedures for the Accounting and Reporting of Tax Increment Transactions) as presented by the Executive Director, and to authorize the Chairman and Executive Director to execute said agreement on behalf of the BRA. All voted in favor and the motion carried. HRA Minutes September 15, 1983 Page 2 Authorization for Closing of HRA Funds and Transfers Between Funds Bohn moved, seconded by Russell, to approve Resolution #83 -5 authorizing the closing of the Ring Road Construction Fund (604) to the Tax Increment Debt Service Fund (306) and approving the transfer from the Tax Increment #1 Fund to the Tax Increment Debt Service Fund (of approximately $644,619) in accordance with the adopted Tax Increment Financing Plan. All voted in favor and the motion carried. Listing Agreement with Klingelhutz- Cravens Realtors Bohn moved, seconded by Russell, to approve the "Non- Exclusive Listing Agreement" between the HRA and Klingelhutz- Cravens Realtors, as prepared by HRA Legal Counsel (Holmes and Gravens), and to authorize the Executive Director to execute the agreements on behalf of the HRA. Horn and Bohn voted in favor of the motion. Russell abstained. The motion carried. Status Report on Mortgage Revenue Bond Program Martin presented a status report on his recent efforts to develop a local Mortgage Revenue Bond Program and encouraged the Board to endorse the program and proceed with preparation of the required Housing Plan and Program and an application to the Minnesota Housing Finance Agency for approval to sell bonds next spring. Russell moved, seconded by Bohn, to support the proposed Mortgage Revenue Bond Program and to recommend that the City Council also endorse the program and direct staff to prepare the necessary program application. All voted in favor and the motion carried. ort on Proposal Old Instant N creational Vehi( Martin reported the findings from his review of the feasibility of renting storage space in the Old Instant Web Building for boats and recreational vehicles. He recommended that boat dealers /marinas and automobile dealers be contacted to determine their interest in leasing storage space in the building and /or operating a seasonal storage business, (in lieu of an HRA operated storage facility). The Commissioners unanimously agreed to direct the Executive Director to pursue this approach. Reprogramming of Community Development Block Grant Funds Martin reported that the City Council requested staff and the HRA to consider additional CDBG program options for the use of $105,417 in funds previously allocated to Senior Citizen Housing Site Acquisition. The HRA had initially considered and recom- mended several specific reprogramming uses for these funds on August 18, 1983. HRA Minutes September 15, 1983 Page 3 The following program options were considered by the HRA in addi- tion to those previously recommended: Senior Citizen Center, Day Care Center, Small Business Assistance Program, Diseased Tree Removal, and Summer Youth Employment Program. Bohn moved, seconded by Russell, to endorse the original recom- mendation of the HRA for the use of these funds, as follows: 1. Land Clearance and Site Preparation $45,000 2. Downtown Project and Marketing Plan 20,000 3. Housing Rehabilitation Program 40,417 Total $105,417 All voted in favor and the motion carried. Downtown Project Market Study Martin presented a recommendation that the HRA seek proposals from at least three qualified market research consultants to con- duct a broad -based retail /office market study for the Downtown - Redevelopment Project Area. He recommended that the cost of the study be funded through reprogrammed CDBG funds (Downtown Project Marketing Plan). Horn moved, seconded by Bohn, to authorize the Executive Director to solicit retail /office market study proposals from three qualified firms, for presentation to the Board during the October 20, 1983 meeting; and to delay the selection of a marketing firm to promote the Downtown Project until the market study has been completed. All voted in favor and the motion carried. Resignation of Commissioner Russell Commissioner Russell announced that he had submitted his resigna- tion as HRA Commissioner, effective immediately, because he had sold his home in Chanhassen and would be moving out of town. The Board thanked Commissioner Russell for his fine service on the Board during the last several years, and wished him the best of luck. Approval of Bills Russell moved, seconded by Bohn, to approve the bills for September, 1983, as presented. All voted in favor and the motion carried. Adjournment Bohn moved, seconded by Russell, to adjourn the meeting at 10:20 p.m. All voted in favor and the motion carried. 3. CHANHASSEN HOUSING & REDEVELOPMENT AUTHORITY 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN. MINNESOTA 55317 )612) 937 -1900 TO: Chanhassen Housing and Redevelopment Authority FROM: Scott A. Martin, Executive Director DATE: October 14, 1983 \(•� �t SUBJ: Consultant Proposals for Downtown Project Market Study. Enclosed for your review are three (3) proposals submitted by qualified consulting firms for the preparation of a broad -based Downtown Market Study. Also enclosed is a copy of the HRA cover letter and "Request for Proposal" distributed to each of these firms. The proposed cost for the preparation of the Market Study is sum- marized as follows: - Bordner Consultants: $27,850.00 - Brauer and Associates Ltd., Inc.: $10,000.00 - James B. McComb and Associates: $9,100.00 We have budgeted approximately $10,000 for this study from a total of $20,000 in CDBG funds recently allocated to the Downtown Project Marketing Plan. Based upon my review of each consultant's proposal, I recommend that James B. McComb and Associates be selected to prepare the - Downtown Market Study. My recommendation is based upon the rele- vant experience and qualifications of this firm and the fact that the proposed project cost falls within our budget limitations. I have invited representatives from McComb and Associates and Brauer and Associates to briefly present their proposal to you during your October 20, 1983 meeting. I have not invited Bordner Consultants to make a presentation since their project cost far exceeds our budget. Selection of the consultant is recommended on October 20, 1983, with a motion required to authorize the Executive Director to execute a contract for professional services with the selected consultant. Attachments 1. Cover letter and RFP dated September 27, 1983. 2. Consultant proposals from 3 firms. CHANHASSEN HOUSING & REDEVELOPMENT AUTHORITY 690 COULTER DRIVE P.O. ©OX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 September 27, 1983 Mr. Richard B. Sollie - James B. McComb and Associates 830 TCF Tower 121 South Eighth Street Minneapolis, MN 55402 Dear Mr. Sollie: The Chanhassen Housing and Redevelopment Authority (HRA) is seeking proposals from qualified Market Research Consultants for the preparation of a broad -based Downtown (office /retail) Market Study. Your firm has been selected to submit a proposal to the HRA to conduct such a study. Enclosed is an RFP for this project which outlines our needs and the proposal specifications. if your firm is interested in bidding on this project, please note that proposals are due in my office by 3:00 p.m. on October 12, 1983. Qualified bidders will be invited to present their professional services proposal to the Chanhassen HRA at 7:30 p.m. on October 20, 1983. Your interest and prompt response to our RFP would be most appre- ciated. Sincerely, /} LLA Scott A. Martin Executive Director SAM:v enclosure _ �. e2 ]�.•; ' � .v:� fry ` :. .. f' :' ^t�.h,as�� r,,!y+'F v.yayt 2 -4n r♦ �> ,n+. -3 rn''S.a�'�' v k. t. � { y.t, tv � �l y drYti.�__ � .iL •. Chanhassen Housing and Redevelopment Authority Request for Proposal Chanhassen Downtown Redevelopment Project Retail /Office Market Study The Project The Chanhassen Downtown Redevelopment Project encompasses approximately 600 acres of partially developed and undeveloped land lying along the north and south sides of State Highway No. in Chanhassen, MN. The Project Area consists of two distinct sections: The Central Business District (CBD), which contains approximately 175 acres, and the Chanhassen Business Park, which contains 425 acres. The focus of the proposed retail /office market study is the CBD portion of the Project Area. Since early 1983, the Chanhassen HRA has been attempting to attract prospective developers to the Project. The HRA is willing to provide qualified developers with development incen- tives to the extent necessary to make Downtown Redevelopment economically feasible for both the City and the Developer. l� Downtown Business District Market Analysis The Chanhassen HRA is seeking proposals for the preparation of a broad -based Downtown (office /retail) Market Study which will identify specific strengths and weaknesses in the Downtown Chanhassen trade area. The Market Study should determine the potential for the development of local convenience retail stores and services, specialty retail shops, office space, and other commercial uses within the project area. Specific market needs and consumer preferences should also be identified through this 7 study. The results of the study should provide the City with a realistic evaluation of the potential for Downtown Redevelopment within a specific time frame. i Proposal Specifications Each proposal shall contain the following information: A. Qualifications and experience of firm. B. Key personnel to be assigned to the Market Study. C. Listing of clients and description of similar studies completed by firm. D. Outline of proposed work program, including projected start /completion dates and approach to market study. (Consultant selection is anticipated on October 20, 1983.) E. Requirements by consultant of HRA staff to assist in completion of study. F. Total cost /budget for study (on "not to exceed" basis). G. Ten (10) copies of the proposal shall be submitted. Proposal Due Date All proposals are due by 3:00 p.m. on Wednesday, October 12, 1983 in the Office of the HRA Executive Director, Chanhassen City Hall, 690 Coulter Drive, Chanhassen, MN 55317. NOTE: The Chanhassen Housing and Redevelopment Authority reserves the right to reject any or all proposals. All qualified bidders will be invited to briefly present their proposal to the HRA Board of Commissioners on Thursday, October 20, 1983 at 7:30 p.m. in the Chanhassen City Hall Council Chambers. Questions concerning this Request for Proposal should be directed to Scott A. Martin, Executive Director, Chanhassen HRA (Ph. 937- 1900). -2- DETAIL AND COMMERCIAL MARKET ANALYSIS DOWNTOWN CHANHASSEN Prepared f ®r CHANHASSEN HOUSING AND REDEVELOPMENT AUTHORITY Submitted by JAMES B. McCOMB & ASSOCIATES CITY OF CMWASSrEN F r:,¢rlF 14V E D 0 C 121983 CCt'AINIUNITS' DEVELOPf�,Evi DEF James B. McComb & Associates 830 TCF Tower • 121 South Eighth Street Minneapolis, Minnesota 55402 612/338 -9014 October 10, 1983 Mr. Scott Martin HRA Executive Director 690 Coulter Drive P.O. Box 147 Chanhassen, MN 55317 Dear Mr. Martin: In response to your request, we 'are pleased to submit the enclosed proposal to prepare a market study for the downtown business district of Chanhassen. Our firm has conducted several similar studies involving the revitalization of older retail areas. Recent studies that we have conducted include: o Downtown Crystal o Downtown Chaska o Downtown Wilmar • Hennepin & Lake in Minneapolis • Nicollet & Lake in Minneapolis o Nicollet &Grant in downtown Minneapolis o Chicago & 14th Street in downtown Minneapolis In addition to these studies of downtown and neighborhood commercial areas, we have prepared retail market studies for Oxford Development on Town Square Shopping Center in down- town St. Paul and City Center in downtown Minneapolis and for St. Anthony Main. We have also conducted downtown retail studies in Alburqurque, New Mexico and Buffalo, New York. Consultants in Economics, Development and Government Finance Mr. Scott Martin Page -2- Senior members of our firm have extensive experience as consultants and in the retail industry. In addition, our services and experiences encompass many of the skills required to carry a project to the implementation stage. We have been instrumental in obtaining UDAG grants for several projects. If you have any questions concerning the proposal or wish additional information, please do not hestitate to call. Respectfully submitted, Richard B. Sollie INTRODUCTION We understand that the City of Chanhassen is interested in achieving a revitalization of the downtown business dis- trict. The first step in the revitalization project will be to conduct a market study to determine the potential for retail, service, and other commercial uses. The findings of the market study will determine the process or direction the City will take to accomplish the goal of revitalization. We have devised a work program to determine the potential for new and /or adaptive reuse retail and services develop- ment in downtown Chanhassen. The primary objective of the work program will be to identify potential retail, services and other commercial uses which could be developed in the downtown area. Conclusions and recommendations of this analysis will form the basis for implementation of the development plan. WORK PROGRAM The work program outlined below is designed to identify potential retail, services and other commercial uses for downtown Chanhassen. The basic steps involved in the proposed work program include: o Inventory and analysis of existing conditions and attitudes. o Identification of retail, services and other com- mercial uses having potential for development in downtown Chanhassen. The work program contains several primary research tasks designed to determine the potential for development of various commercial uses. The work tasks associated with each element of the study are discussed below. o Inventory and Analysis of Existing Conditions and Attitudes 1. Interview a representative sample of business and property owners in downtown Chanhassen to determine business trends, problems confronting businessmen, and opinions and comments regarding future trends and solutions. 2. Evaluate the pedestrian /shopper environment in downtown Chanhassen. James B. McComb & Associates - 1 Consultants in Economics, Development and Govemment Finance 3. Evaluate retail and service shops in the business district to determine store mix by tenant types and evaluate merchandising quality. 4. Document existing parking supply and usage characteristics. 5. Evaluate street and highway access. 6. Evaluate traffic volume data. 7. Interview local officials to evaluate develop- ment plans, conditions and attitudes. 8. Analyze growth trends and the potential for future growth. o Commercial Potential Analysis The types of commercial space which could be sup- ported in downtown Chanhassen will be identified and projected. At this time, it is assumed that the analysis will focus on the following types of commercial space: I. The potential for development of convenience oriented retail stores and service shops will be projected. This will include a determination of the trade area which would be served by retail facilities of this type and the amount and type of space which could be supported. 2. The potential for specialty retail space will be analyzed and the amount and type of specialty retail space which could be supported will be projected. This will include a survey of patrons at the Chanhassen Dinner Theater, assuming the owner's cooperation, to determine potential which might be generated from that source. The potential for the development of office space in downtown Chanhassen will be explored. This will include projection of the amount and type of space which could be supported. Potential absorption rates will be projected for retail and other commercial uses identified, providing the City with the basis for a time - frame for redevelopment. James B. McComb & Associates - 2 00mu/tar#s in Economics, Development and Government Finance o Potential Reuse Identification and Recommendations Based on the research tasks described above, the consultant will address the strengths and weaknesses of downtown Chanhassen and identify potential development uses. Alternative development plans will be evaluated The above work tasks are designed to provide the City of Chanhassen with a realistic evaluation of the potential for revitalization of the downtown area. The results of the market analysis will be presented in report form with appropriate graphics. It is anticipated that working sessions will be held with City staff during the conduct of the analysis and a presentation of findings and recommendations will be made upon conclusion of the analysis. BUDGET The proposed budget for the work program outlined in the proposal is shown below: Professional Services Inventory and Analysis of Existing $ 3,300 Conditions Commercial Potential Analysis 3,100 Potential Reuse Identification and 2,100 Recommendations (Includes client meetings and presentation) Subtotal 8,500 Expenses (Estimated) Demographic Services $ 500 Out -of- Pocket 100 Subtotal $ 600 TOTAL BUDGET $ 9,100 The above budget is based on our of $90 for principals, $80 for for research associates. Payment James B. McComb & Associates - 3 - Qo Rants in Ecoromim, Development and Govemment Finance normal hourly billing rates senior associates, and $50 would be based on time and charges for professional services at the above rates. The professional services and report outlined in this proposal will.be performed for a price not to exceed $8,500. Expenses will be reimbursed based on actual costs. The budget provides for one client meeting and presentation of the report. Working sessions with City staff are included in the budget for individual tasks. STAFFING AND TIMING This study will be performed under the direction of Richard B. Sollie, Senior Associate, with support from the staff of James B. McComb & Associates. We will begin work on this analysis immediately upon receipt of contract approval. Approximately sixty (60) days will be required to complete the report. Ten (10) copies of the final report will be provided. QUALIFICATIONS A summary of services and qualifications which outlines some of the assignments we have conducted is attached. James B. McComb & Associates has an extensive background in the analysis of market potential for use and reuse in urban markets. Specific assignments of a similar nature are listed in the cover letter.. - 4 - James B. McComb & Associates Consultants in Ecaromics, Development and Govemment Finance James B. McComb & Associates 830 TCF Tower • 121 South Eighth Street Minneapolis, Minnesota 55402 612/338 -9014 SUMMARY OF SERVICES AND QUALIFICATIONS - Al - Consultants in Economics, Development and Govemment Finance PROFESSIONAL SERVICES JAMES B. McCOMB & ASSOCIATES offers professional consulting services in the following areas: • Predevelopment Analysis and Assistance • Adaptive Reuse Feasibility o Commercial Area Revitalization o Public Sector Financial Packaging o General Economic Consulting o Retail Consulting The services provided in each of these general categories are described below. PREDEVELOPMENT ANALYSIS AND ASSISTANCE Predevelopment services include the many types of economic analysis and management assistance required to obtain tenants and financing for new developments. These services include traditional economic analysis as well as development programming and joint development packaging. Predevelopment services include the following: o Site Selection Determination of site criteria and identification of target areas and specific locations. o Market Analysis Determination of market size and character, pro- jected sales and rental rates, absorption rates, price structure, project and site evaluation relative to market needs and competition, and consumer needs and preferences. o Financial Feasibility Projection of development costs, debt and equity financing, operating revenues and expenses, proper- ty taxes, cash flow, discounted cash flow, return on investment, and sensitivity analysis to deter- mine how changes in costs and revenues affect financial feasibility. A2 - James B. McComb & Associates o Highest and Best Use Analysis Formulate the development program for a specific site that will meet the client's investment objec- tives. The optimum development program is based on market research and financial analysis of develop- ment alternatives. o Development Programming Preliminary determination of development character- istics- -such as land use, type of construction, and cost limitations - -to best meet market and financial feasibility requirements. These studies can be performed prior to extensive planning and design studies. o Land Use Allocation Allocation of land to different uses to optimize both market absorption and overall financial return for.projected development. • Mortgage Applications Preparation of financial feasibility and market analysis sections of mortgage loan presentations. • Project Marketing Solicitation of developer interest for urban developments and preparation of presentations relating the development opportunity to their investment objectives. • Joint Development Packaging Structuring development packages between developers and governmental agencies that combine the strengths and assets of the public and private sectors to bring a development from concept to reality. • Grant Applications Preparation of financial analysis to support applications for federal, state and local grants such as UDAG, Urban Initiatives, tax increment and other sources. - A3 - James B. McComb & Associates ADAPTIVE REUSE FEASIBILITY Adaptive reuse projects require some of the predevelopment services outlined above, such as market analysis, financial feasibility and others. Adaptive reuse feasibility also includes an analysis of the ratio of gross building area to net usable area to determine building efficiency. Each building use -- retail, office, hotel, residential, etc., - -has general space and module requirements. The ability to adapt these space and module requirements to the renovated build- ing without losing building efficiency is, in many cases, the key to financial feasibility. COMMERCIAL AREA REVITALIZATION Commercial area revitalization studies are conducted for older retail areas including central business districts, and community neighborhood shopping areas in older cities. These same techniques can be applied to older shopping centers. These studies can include: o Identification of current trade area purchasing power, market share and demographics. o Evaluation of the shopping area's retail environment including access, parking, appearance and image, tenant mix, merchandise orientation and merchandis- ing quality. o Recommendations resulting from these studies are aimed at correcting deficiencies that will enable the retail area to better serve its trade area and compete with other shopping centers. PUBLIC SECTOR FINANCIAL PACKAGING Public sector financial assistance to urban developments has increased dramatically over the past five years as infla- tion, record interest rates and high site acquisition costs have rendered many needed developments uneconomic. Public sector responses to this environment have included creative use of existing programs such as tax increment financing, Economic Development Administration programs, and Community Development Block Grant funds, industrial development revenue bonds, and the creation of new approaches such as Urban Development Action Grants and other programs. The firm is experienced in the creative use of public sector resources to assist private developments. Services in this area are provided to both governments and private developers and include the following: -A4- James B. McComb & Associates o Urban Development Action Grants Preparation of Urban Development Action Grant applications, financial analysis of proposed proj- ects, financial structuring of UDAG assistance, negotiation of terms and overall management of the application process. To date the firm has assisted communities and developers with seven successful UDAG applications representing awards of $18.8 million. o Tax Increment Finance Plans Preparation of tax increment finance plans including assessed value generation, projected tax increment, development timing, redevelopment cost budgets including interim interest, project financing (either general obligation or revenue bonds), determination of project costs that can be supported by tax increment cash flows for specified bond terms, and all other aspects of tax increment finance plan analysis. o Public Sector Financ Creative use of public sector financing and /or pub- lic ownership of development components including parking ramps, open space and other qualified im- provements to achieve economically viable develop- ments. o Community Development Block Grants (CDBG) CDBG funds can be used to provide various public improvements to assist with the development process. Revised regulations promulgated by the current administration will permit use of CDBG funds to assist private development in much the same way as UDAG grants are currently used. The firm has participated in arranging over $100 million of public sector assistance to real estate developments over the past five years. Creativity and flexibility are the key to creating economically feasible public /private sector joint development projects. GENERAL ECONOMIC CONSULTING The firm also provides a economic consulting services expertise. These include: diverse range of specialized related to the above areas of James B. McComb & Associates - A5 - Qm uOants in Economics. DeveloomeN and C3 eminent Finance o Development Impact Analysis Determine the impact of potential developments on public sector costs and revenues, economic impacts on the community, and other spinoff impacts result- ing from the development. o Business and Industrial Development Analysis and identification of community develop- ment opportunities; formulation of strategies and programs to attract new business and industry; assistance in preparation of brochures and other marketing aids. o Benefit -Cost Analysis Conduct benefit -cost analysis to determine both short and long -term benefits of proposed actions. Costs and benefits can be identified for both public and private sectors and subgroups within each sector. , o Economic Impact Analysis Preparation of economic sections of environmental impact statements required by governmental agen- cies. o Municipal Finance Studies Analysis of municipal expenditures, revenues, tax burden and local fiscal capability. Typical consulting assignments, by type of task, are des- cribed on the pages following the list of consulting cli- ents. Some projects are included in more than one category due to the fact that some assignments involve. multiple tasks. -A6- James B. McComb & Associates CONSULTING CLIENTS The following is a partial list of clients served by James.B. McComb & Associates. Business Clients Bechtel Group, Inc. Carlson Properties, Inc. City Venture Corporation (Control Data Corp.) Coopers & Lybrand Dayton Hudson Corporation Dayton's Department Stores Fifth Northwestern National Bank First Midwest Corporation Fullerton Lumber Company Great Northern Iron Ore Properties Goldman, Sachs & Company Hill Health Care Corporation Ray Harris Company Lowertown Redevelopment Corporation Lunds, Inc. New York State Employees' Retirement System Northwestern National Bank of Minneapolis Opus Corporation (formerly Rauenhorst Corp.) Oxford Properties, U.S. Ltd. Radisson Hotel Corporation Rauenhorst Corporation Sons of Norway Trans National Investments Twentieth Century Fox Real Estate United Development Company Waterfront Companies, Inc. Government Clients A uquerque, New Mexico Baltimore, Maryland Buffalo, New York Chaska, Minnesota Crystal, Minnesota Miami, Florida Minneapolis, Minnesota Minneapolis Community Development Agency Minnesota, Department of Administration Minnesota State University System Minnetonka, Minnesota Moorhead Housing and Redevelopment Authority North Dakota State Highway Department Olmsted County Pipestone, Minnesota Rockford, Illinois St. Paul, Minnesota St. Paul Port Authority Sioux Falls, South Dakota Wayzata, Minnesota Willmar, Minnesota James B. McComb & Associates - A7 - COMMERCIAL AREA REVITALIZATION Typical consulting assignments involving commercial area revitalization are listed below. These assignments general- ly involve extensive analysis of existing problems and recommendations for improving business in the area. Hennepin Avenue Redevelopment Strate This study focused on strengthening the retail, entertainment, restaurant and cultural character of Hennepin Avenue in Minneapolis through a combination of renovation and adaptive reuse of existing buildings as well as selective new development. Hennepin and Lake Commercial Area. Study of an older regional shopping area in Minneapolis including recommenda- tions for strengthening tenant mix and improving retail and pedestrian environment. Albuquerque, New Mexico. Retail Market study in the downtown area. The study market analysis, projecting purchasing i sales potential, and recommendations for program to rejuvenate and strengthen the area. and Development included retail >ower and future a comprehensive downtown retail Downtown Chaska, Minnesota. This assignment included market analysis and formulation of a revitalization strategy for downtown Chaska. Tasks included analysis of tenant mix, existing purchasing power, projection of future purchasing power, market capture and recommendations for new shops to balance the tenant mix and increase sales capture. Downtown Crystal, Minnesota. Conducted market analysis to etermine the potentia or new retail space in this older commercial area. Specific attention was devoted to a deteriorated strip of commercial buildings which suffered from lack of parking, heavy street traffic and poor pedes- trian environment. The study defined the market potential for additional retail space, identified a potential retail development and additional stores to balance the tenant mix. Elliot Park Nei hborhood. Market and financial feasibility or a itiona an upgraded retail shops and services based on resident needs and potential purchasing power within the trade area. Tasks included a survey of neighborhood resi- dents and financial feasibility of renovating existing buildings for retail use. Nicollet and Lake Commercial Area. Conducted market analy- sis to determine mar et potential for retail and service uses on one and one -half blocks located in an older commer- cial area. Tasks included determination of development size, tenant mix and projection of future retail sales. -A8- James B. McComb & Associates PUBLIC SECTOR FINANCIAL PACKAGING Typical assignments conducted by James B. McComb & Associ- ates involving development packaging with public sector funds are described below. These assignments generally include utilization of Urban Development Action Grants (UDAG), tax increment funds and Community Development Block Grants (CDBG) and industrial revenue bond financing. Urban Development Action Grants The firm has participated in the preparation of applica- tions, financial analysis, and negotiations for eight successful UDAG applications totaling over $20.0 million. These projects are listed below: Radisson Plaza Hotel $ 6,560,000 Lowertown Block 40 4,800,000 Austin King Mixed Use Development 1,0009000 Calhoun Square Shopping Center 1,838,000 Block 11 Parking Ramp, Sioux Falls 1,867,369 Sioux Falls Hilton Hotel 2,100,000 Shriver- Johnson Building Renovation 630,000 International Market Square 2,000,000 Total $ O 69 Tax Increment Finance Plans The firm has participated in the financial analysis and finance plan preparation for numerous tax increment proj- ects. Three typical projects are described below: o Cit Center: Preparation of the finance plan for a million tax increment district. Specific responsibilities included projecting incremental assessed value, tax increment revenue including impact of the Metropolitan Revenue Distribution Act on tax increment income and the impact on other taxing jurisdictions. o Calhoun Square: Tasks included preparation of preliminary redevelopment budget, projections of incremental assessed value, tax increment revenue and repayment schedules for bonds sold to finance redevelopment costs. o Crystal, Minnesota: The assignment included pre- paration of tax increment finance plan for a redev- elopment district in downtown Crystal. Tasks in- cluded projecting redevelopment budgets, increment- al assessed value, tax increment cash flows, sup- portable debt levels and bond repayment schedules. In addition, the firm has conducted tax increment feasibili- ty analyses for several other major developments. James B. McComb & Associates - A9 - RESUME James B. McComb Principal Mr. McComb founded the firm that bears his name in 1974. Since that time the firm has specialized in providing consulting services related to development of real estate. _ He brings to the firm 20 years of broad experience with business and government in the areas of urban development, economic analysis and market research, development packag- ing, business and government finance, tax increment financ- ing, taxation and environmental problems. Previous business experience includes serving as Director of Environmental Development for Dayton Hudson Corporation, one of the nation's large retailers and Vice President of Fine Associates, a real estate development company. Government experience includes serving on the staff of Governor Elmer L. Andersen and numerous consulting assignments for state and local governments. Major responsibilities at Dayton- Hudson Corporation included developing and implementing programs to revitalize downtown retail areas and stimulate urban developments. Areas of involvement included comprehensive planning, land assembly, development programming, traffic circulation, parking, blight and deterioration, pedestrian circulation, and public transportation. This work required coordinating the interests and efforts of business leaders and government officials. These responsibilities were carried out in six major cities: Detroit, Minneapolis, Oklahoma City, Phoenix, Portland and St. Paul. These activities included: assembly of a block of land in downtown Minneapolis at a cost of three million dollars for a joint venture of three companies; and directing the Upper Loop Improvement Program, encompassing a 53 -acre area of downtown Minneapolis, coordinating public and private planning and development efforts in downtown Minneapolis. This area is now the location of the Loring Park Development District, Orchestral Hall and Peavey Plaza. With Fine Associates, Mr. McComb was involved in the owner- ship and management of residential real estate, (both high -rise and low- rise), and market and financial analysis for major office buildings and other types of real estate. - A10 - James B. McComb & Associates During the past fourteen years, Mr. McComb has visited and studied over 150 urban developments in the United States, Canada and Europe. These developments range in size and scope from large downtown multi -use developments and re- gional centers to small specialty retail centers and ad- aptive reuse rehabilitation projects. Many of these devel- opments included residential components. Each of these developments have been recorded on 35mm slides. Many groups have utilized Mr. McComb's experience in econom- ics and development. Currently he is serving on the Trans- portation Task Force and Taxation Committee of the Minneapo- lis Chamber of Commerce; Highway Committee and Government Affairs Commmittee of the Downtown Council of Minneapolis. Past committee assignments have included: Local /Neighbor- hood Business Development Committee of the Minnesota Depart- ment of Economic Development; Fully Developed Area Task Force -- Metropolitan Council; Development Strategy Task Force - -City of Minneapolis; Capital Long Range Improvement Committee- -City of Minneapolis; Board of Directors, Downtown Council of Minneapolis; Minnesota Tax Study Committee; and Governor's Minnesota Property Tax Study Committee. Professional associations include membership in the Urban Land Institute and its Federal Policy Committee. McComb is a charter member of the Minnesota Chapter of Lambda Alpha, an international fraternity of real estate professionals. Mr. McComb has addressed several groups on the subject of urban development including the Urban Land Institute, Internation Downtown Executives Association, American Society for Public Administration and the Joint Development Conference sponsored by Tri- County Metropolitan Council Transportation District of Oregon. Publications Several of Mr. McComb's studies have been published, includ- ing: Municipal Expenditures and 1977 Minneapolis Tax Study, 1975 St. Paul Tax Study, 1975 Community Characteristics, Tax Increment Financing for Urban Development, 1975 Iron Mining and Taxes in Minnesota; Bureau of Economic Studies; Macalester College, 1961, revised 1963. The U.S. Wheat Crisis: Old Programs and New Proposals; Bureau of Economic Studies, Macalester College, 1963. James B. McComb & Associates - All - RESUME Carol Matheson Perry Principal Director of Retail Ms. Perry has fifteen years of broad retailing experience _ with two major department stores, Allied and Dayton's where she held various positions including sales manager, buyer, group manager, store manager and AMC Steering Committee member. In addition she was a partner in two West Coast womens specialty stores for 16 years where she was respon- sible for the financial planning, merchandise and manage- ment. Ms. Perry began her retailing career with Dayton's .as a trainee in 1966. During her career with Dayton's she held positions in the following areas; women's clothing, acces- sories, shoes and lingerie; cosmetics; juniors; child - rens; men's clothing, accessories and shoes. Her buying responsibilities included financial planning and execution, merchandise selection and presentation, advertising, sales productivity, and training and developing future buyers. Her first buying assignment, Budget Junior Sportswear, showed an increase in volume of 36 %, from $1.8 million to $2.4 million in a seven month period. She was then promoted to the buyer of Moderate Junior Sportswear which had been a problem department for two years. She changed the resource structure and the merchandise mix, improved the turnover and markup and decreased the mark downs, resulting in a 50% increase, from $2.1 million to $3.2 million in volume over a two year period. In addition, this department was one of the top five departments in the Company in ROI performance. At this time, Better Junior Sportswear doing $800,000 in volume, was added to her responsibility. In recognition of her buying skills she was appointed to an AMC Steering Committee consisting of five buyers from various cities throughout the country. This committee was responsible for creating a marketable and competitive junior sweater line for the 30 AMC department stores and their branches in the United States and Canada.. This assignment included purchasing key sweaters from designers, manufactur- ers and retailers in the United States, Europe and Japan; selecting the best of these and distributing them to manu- facturers in Hong Kong, Tawain and Korea; evaluating the various manufacturers in the areas of quality of workman- ship, coloration and pricing; and negotiating pricing and terms with individual manufacturers. Additional respon- sibilities included design, color assortment, sizing and fabric content. James B. McComb & Associates - Al2 - The committee then assembled a merchandise line for the AMC buyers. This program generated approximately $25 million in volume in its first year. Ms. Perry held two Group Manager positions. The first, at Dayton's Ridgedale where she was responsible for $16 million of sales volume, 60% of the store's annual sales. The areas under her direction were women's clothing, acces- sories and shoes; juniors; childrens; and men's clothin�, shoes and accessories. She then was promoted to Dayton s Southdale as a Group Manager where she was responsible for $23 million dollars in sales volume which included the areas = of women's clothing, accessories, and shoes and juniors. During this period she was part of the team that planned, designed and implemented Daytons Southdale $6 million plus remodelling. In 1979 Ms. Perry was named manager for the Allied's, Donaldson's Ridgedale department store with 125,000 square feet of gross leasable area. As store manager, she was responsible for training and development of all executives; productivity; customer service; merchandise thrust, includ- ing merchandise assortment, price points and individual manufacturer emphasis; analysis of merchandise categories to determine space allocation and location; display/presenta- tion; promotions and operations. In 1982, Ms. Perry joined James B. McComb & Associates to develop and bead a division specializing in retail services. As director of the retail division she is responsible for guiding developers in all phases of retail from site selec- tion and market research through identification, design impact and tailoring a marketing package. Clients include developers, merchants, financial institutions, government and architects. Recent activities include detailed retail evaluations of specialty and regional shopping centers throughout the country. These evaluations include tenant mix, merchandise assortment, price orientation, presentation, store size, rental rates, sales per square foot and operations cost. Recent projects for retail developments have entailed retail market analysis, competitive retail evaluation, voids analysis, recommendations as to tenants and square footage allocations, and design input. - A13 - James B. McComb & Associates RESUME Richard B. Sollie Senior Associate Mr. Sollie has a strong background in site selection, strategy planning and market research for retail stores, shopping centers, restaurants, motels, office buildings and financial institutions. Prior to joining James B. McComb & Associates, Mr. Sollie was Senior Research Analyst with Dayton Hudson Corporation and was responsible for supervising site analysis, market research, strategy planning and special projects. His responsibilities included major downtown market studies in Detroit, Minneapolis and St. Paul as well as shopping centers. During his three years with Dayton Hudson Mr. Sollie conducted retail market studies in virtually all of the Upper Midwest states plus Michigan and Ohio. Mr. Sollie's professional career also includes four years as Research Director and Director of Real Estate for Kohl Food Stores of Milwaukee where he was responsible for planning and implementing the firm's store location strategy and expansion into the Chicago market. Before joining Kohl's, Mr. Sollie had twelve years of experience as an economic consultant with Real Estate Research Corporation, Melaniphy and Associates and Roy Wenzlick and Company. During his tenure as a consultant, he participated in planning for the development of numerous types of projects including shopping centers, department stores, supermarkets, discount department stores, drug stores, motels, restaurants, fast food restaurants, office buildings, banks and- savings and loans, single and multi- family housing, recreational housing and multi -use projects. During his career, he has traveled extensively throughout the United States, Canada and Puerto Rico. Banks and savings and loan institutions which he has performed con- sulting services for include Minnesota Federal; American State Bank of Williston, North Dakota; and First National Bank of Wayzata. - A14 - James B. McComb & Associates Ca ltants in Ecaro . Development and C3 mment Finance CHANHASSEN HOUSING & REDEVELOPMENT AUTHORITY 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 MEMORANDUM TO: Chanhassen Housing and Redevelopment Authority FROM: Scott A. Martin, Executive Director 1K DATE: October 13, 1983 SUBJ: Public Hearing on Proposed Housing Plan and Program for 1984 Mortgage Revenue Bond Program. On September 19, 1983, the City Council discussed and informally endorsed the proposed Mortgage Revenue Bond Program. During the past few weeks I have been working with the program's legal counsel and financial consultant in developing required program documents and identifying technical procedures required under State Law to enact such a program. One step in the program development process is the preparation of a Housing Plan and Program which identifies local housing needs and establishes public policies and strategies for meeting those needs. The Housing Plan and Program (which is now being prepared with the assistance of the program's financial consultant) must be adopted following a Public Hearing conducted by the Housing and Redevelopment Authority. Attached for your adoption is a Resolution formally setting a Public Hearing date of November 17, 1983 on the proposed Housing Plan and Program. Due to the statutory requirements for publica- tion of the Public Hearing notice for this program, I have already published the attached Hearing Notice. Therefore, adop- tion of this resolution is simply a formality at this time. Attachments 1. HRA Resolution setting Public Hearing Date. 2. Copy of Public Hearing Notice. Date: Motion By: CITY OF CHANHASSEN HOUSING AND REDEVELOPMENT AUTHORITY RESOLUTION Resolution No: Seconded By: RESOLUTION SETTING PUBLIC HEARING ON HOUSING PLAN AND HOUSING PROGRAM WHEREAS, The Housing and Redevelopment Authority in and for the City of Chanhassen (the "Housing Authority ") wishes to develop a single family housing program and to issue housing revenue bonds to finance the program; and WHEREAS, in order to issue housing revenue bonds for a single family housing program, Minnesota Statutes, Chapter 462C (the "Act ") requires the adoption of a Housing Plan (the "Plan ") after the holding of a public hearing, after published notice at least 30 days prior to the date of the public hearing; and WHEREAS, The Act also requires the adoption of a Housing Program (the "Program ") after the holding of a public hearing, after published notice at least 15 days prior to the date of the public hearing. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COMMISSIONERS OF THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF CHANHASSEN: 1. That a public hearing on the proposed Plan and Program is set for November 17, 1983 at 7:30 p.m. in the City Hall Council Chambers. 2. The publication of Notice of the public hearing by the Executive Director is hereby ratified and confirmed. Adopted this day of Attest: 1983. Clifford Whitehill, Chairman Chanhassen Housing & Redevelopment Authority Scott A. Martin, Executive Director Yes: No: Ausen'.. CITY OF CHANHASSEN rNOTICE OF PUBLIC HEARING ON A GENERAL HOUSING PLAN AND A PROPOSAL TO UNDERTAKE AND FINANCE A SINGLE FAMILY HOUSING PROGRAM IN AND FOR THE CITY OF CHANHASSEN, MINNESOTA NOTICE IS HEREBY GIVEN that the Board of Commissioners of The Housing and Redevelopment Authority in and for the City of Chanhassen, Minnesota ( "Housing Authority ") will meet in the City Hall at 7:30 p.m., November 17, 1983, and conduct a public hearing pursuant to the requirements of Minnesota Statutes, Section 462C.01, et seq. (the "Act "), as it relates to adoption of a General Housing Plan (the "Plan ") and Housing Program (the "Program "). This Plan will describe housing needs within the City of Chanhassen (the "City ") and will describe r a plan to meet said needs and other matters required by the Act. Under the proposed Program, the Housing Authority will sell an issue of revenue bonds under the Act. The proposed Program will be undertaken to provide loans to the purchasers of single family housing units in the City. The bonds shall be limited obligations of the Housing Authority and the bonds and interest thereon shall be payable solely from the revenues pledged on the payment thereof, except that such bonds will be secured by mortgages on the property financed by the Program. No holder of any such bonds shall ever have the right to compel any exercise of the taxing power of the City of Chanhassen or the Housing Authority to pay the bonds, or the interest thereon, nor to enforce payment against any property of the City or the Housing Authority except the property financed by the Program. Persons desiring to be heard on the proposed Plan and Program may address the Board of Commissioners. Further information regarding the Plan and Program will be available at the office of the Executive Director after November 10, 1983. Published this 12th day of October, 1983 by order of the Chanhassen Housing and Redevelopment Authority. aM Soon . Martin Executive Director (Publish in the Carver County Herald this 12th day of October, 1983) -2- S. CHANHASSEN HOUSING & REDEVELOPMENT AUTHORITY 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 MEMORANDUM TO: Chanhassen Housing and Redevelopment Authority - FROM: Scott A. Martin, Executive Director DATE: October 13, 1983 SUBJ: Leases in Old Instant Web Building. Two new leases have been negotiated during the past week for storage space in the old Instant Web Building, Approval of both of the following leases is recommended: 1. Minnetonka Tubs and Stoves - Approximately 1,000 square feet at $1.75 /sq. ft. for storage of retail inventory. (Oct. 15, 1983 - Feb.29, 1984) 2. Dave Halverson - Rental of seasonal storage space for boats, autos and recreational vehicles. (Amount of space open, depending on consumer demand.) - HRA will receive one -half of all gross rents. HRA pays one half of advertising costs, not to exceed $200. Halverson to erect and pay for ramp into building. - Halverson is responsible for entire operation and will submit rent to HRA on a weekly basis (rent receipt records subject to HRA audit). - Property Damage /Theft waiver or proof of property insurance coverage required of all persons storing equipment in building. - Lease is effective immediately and expires 5/31/84. "'Attached for your information is an up -to -date floor plan of the building showing the location of each leased space. we � � I r AS O. OcT t +C • L P tt 1 " ~. �w" Trrrlp.L Plkk 4M 1 I f I s C :y s ; f 7 \ i a A—tY ♦jt4�. 3 f •'RAGE ;» , El IN Ai On i ' � y *��Mf i fi ����. 1 .. •�T" ��4�$0 �R.lf`�' ) \ �Y,- ` t - $`4l1 <.i {I 'M+' � 4.' °LL ra S •F1 �'i.li'C T.� �• '"✓'�,� C F `i'. ? I $ ! � + � r 1 'r 1 , r ti �: -. � t '. yt(''i S 1iF . j i 1' CHANHASSEN HOUSING & REDEVELOPMENT AUTHORITY In 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 MEMORANDUM TO: Chanhassen Housing and Redevelopment Authority FROM: Scott A. Martin, Executive Director +'!)}► /( DATE: October 14, 1983 YJ SUBJ: Offer to Purchase HRA Property Located at 7901 Great Plains Boulevard. Attached is a letter from Gary Brown (of Brown's Standard) offering to purchase the HRA property located adjacent to his service station on the north side. Mr. Brown's offer includes a request that the HRA offset certain development costs for this site (see attached). As you may recall, the HRA acquired this property in September, 1981 from Mike Sorenson at a total price of $25,000. An appraisal made in June, 1981 established an appraised value of $22,000. The $3,000 difference between the appraised value and actual purchase price was authorized by the HRA to compensate Mr. Sorenson for development costs he had incurred during attempts to gain City approval to construct a liquor store on the property. The subject property contains 9,450 square feet and was acquired primarily to provide for future roadway /boulevard improvements on Great Plains Boulevard (in conjunction with the Ring Road Improvement Project), and to minimize traffic circulation conflicts in the vicinity if a high traffic generator (such as a liquor store) was constructed on the site. My initial reaction is that the HRA should consider Mr. Brown's purchase offer and attempt to negotiate an acceptable deal with _ him that would provide for improvements to both his service sta- tion property and the HRA site, while providing the City with landscaped boulevard improvements of the type envisioned in the Downtown Redevelopment Plan. Mr. Brown has been invited to discuss his offer with you during your meeting of October 20, 1983. At this point in time, Mr. Brown and I need to know whether or not you are interested in selling the property, and if so, whether a self- service car wash is an acceptable use for this site. (A preliminary site plan for the car wash will be October 14, 1983 Page 2 available for your review during the meeting. This use is a per- mitted use (by Conditional Use Permit) under the current City Zoning Ordinance, and would also conform with the proposed revised Zoning Ordinance insofar as the proposed use is concerned.) No formal action should be taken on October 20th. I am only seeking your reaction to this proposal and some direction as to whether you wish to pursue negotiations with Mr. Brown. Attachments 1. Letter from Gary Brown dated October 13, 1983 2. Sketch of property and vicinity. 3. Statement of Estimated Development Charges. r r i Gary Brown Oct. 13, 1933 1831 Koehnen Circle Excelsior, Minn. 55331 Chanhassen HRA Attn; Scott Martin Dear Mr. Martin; I would like to make an offer on the city owned lot next to my service station, for the purpose of building a three bay self serve Car Wash. My offer on this land would be $22,000.00. The fact of the $18,781.00 in permits, in which we would need to build this building makes it almost impossible. I would like the HRA to consider helping me to offset some of these charges in the price of the land. Over the years, I have tried to run a clean operation, in keeping lawns cut and trash concealed, this lot is an eye _ sore to the community! I in turn could make this a beautiful lay out. I look foreward to your reply. G; incerely l � _ Gary Brown Crnr Or CWANNASsEN Pr—c' M-1VED OCT 13'x'3 COMMUNITY DEVELOPMENT DEPT 4 O 9,'Fso S., I 3G.aao S.f. o c 0 .2I-1 Ac: aC *.82C- AQ. ,,P,arceL,X r _ VtP IT oR I � AcFaS � jS�..PS�>7. sra+.s�e(t C�ASZrie>�r Parcel C Ozasymo& SERUSCe Sw:w N) M i Noptr Figure t Muffd �rxr 79'"+ s79r-e7r S UD-r lo(t¢(61 BiZw, irtc i r- 1if - ELCPVY!,T - AR TEE.T 5i0 CO:;LTE3 C. CHANHASS -N, v1 - =:317 (612) 937 '- -vO .,d i2 `d n5 is Ut VLLUPHLNI CHARGES* ,EST�Aivi. CITY PARK CHARG41,5�!frper acre/unit) nit)„2t1' % �� 1Rf1 -��NS r77-- SuodSuod. Lot Tel. No.937-11n Section lame (AjN Parcel No. PRIVATE SEWAGE DISPOSAL PERMIT Res. Comm. x Ind. Address 1831 Kae+�u I.kRG�E e° City E (ta" OK Tel No. q tvs Y_�KJ I hereby acknowledge that I have read this document and have provided the information to the City of Chanhassen upon which the estimated City fees and related charges have been determined. I understand that all such fees and charges are subject to change and are identified on this form for informational purposes only. Signature of Aoolicant DO NOT WRITE BELOW THIS LINE rcnru � nn� rcca mcuutrctu- JI_ HI . DEVELOPMENT APPLICATION FEE ** S( 0.m Ut VLLUPHLNI CHARGES* ,EST�Aivi. CITY PARK CHARG41,5�!frper acre/unit) nit)„2t1' % rrC jeCt Aedr�<s W��� -��NS ' SuodSuod. Lot SEWER HOOK -UP PERMIT Section WATER HOOK -UP PERT -0IT (�• 'WATER METER�3N C6Mfo"O) �,'LS�, °—° Parcel No. PRIVATE SEWAGE DISPOSAL PERMIT Res. Comm. x Ind. PRIVATE WELL PERMIT SIGf1 PERMIT �1 go y,(�S{p'tq� *All fees and related charges are pa upon application for a building permit New__Al teration_AgjJi tion_Repair_ unless otherwise noted. Est. Bldg. Valuation 4630 ._ �11 t REMARKS T -l� _ Kind of Construction �a�3��S No. of Stories '4'lhii i♦' Total Floor Area tr S� Sq. Ft !� ' No. of'SAC Units I4 Est. Project Completion Date DO NOT WRITE BELOW THIS LINE rcnru � nn� rcca mcuutrctu- JI_ HI . DEVELOPMENT APPLICATION FEE ** S( 0.m Ut VLLUPHLNI CHARGES* ,EST�Aivi. CITY PARK CHARG41,5�!frper acre/unit) nit)„2t1' % DEVELOPMENT REVIEW ESCROW ACCT. * ** BUILDING PERMIT FEE tq&M PLAN CHECK FEE. STATE SURTAX IS. METRO SEWER AVAILABILITY CHG.(SAC)' 4 2� Z L' SANITARY SEWER TRUNK CHARG& SANITARY SEWER LATERAL CHARGE WATER TRUNK CHARGE -* PLUMBING PERMIT 45 5D WATER LATERAL CHARGE SEWER HOOK -UP PERMIT STORM SEWER CHARGE " — WATER HOOK -UP PERT -0IT (�• 'WATER METER�3N C6Mfo"O) �,'LS�, °—° STREET, CURB & GUTTER' CHARGE -- INTEREST �-- PRIVATE SEWAGE DISPOSAL PERMIT PRIVATE WELL PERMIT SIGf1 PERMIT �1 go y,(�S{p'tq� *All fees and related charges are pa upon application for a building permit LETTER OF CREDIT Req'd. A Not Req'd._ (Amount based on cost of public improvements related to project and private exterior on -site improvements required in plan approval. unless otherwise noted. ._ �11 t REMARKS T -l� * *Fee shown represents sum of all application fees collected at various planning reviewJa4/y�jT�+ ** *Escrow account established at time of initial application for development plan review in order to cover estimated City costs for consultive services (legal & engineering) related to application. Balance remaining at completion of project is refunded to applicant. THE COST ESTIMATES CONTAINED HEREIN ARE PROVIDED FOR GENERAL INFORhIATIONAL PURPOSES ONLY AS A SERVICE TO THE APPLICANT. ACTUAL COSTS MAY VARY DUE TO CHANGES IN DEVELOPMENT PLANS, INCREASES IN CITY AND METRO FEE STRUCTURES, AND INCREASES IN CONSTRUCTION COSTS. THE APPLICANT IS ENCOURAGED TO REQUEST AN UPDATE OF THESE ESTIMATED COSTS IF THERE ARE SUBSTANTIAL MODIFICATIONS TO THE PLANS UPO'1 WHICH THESE COSTS ARE BASED, OR IF A SIGNIFICANT AMOUNT OF TIME HAS LAPSED SINCE THIS FORM WAS COMPLETED. THE COST ESTIMATES PROVIDED IN TI lS FORhI WERE ETERMINED BY CITY STAFF,WITH GENERAL STAFF CCORDINATICN PROVIDED BY: 9 t IT Foam No. 81 -13 Fee Disclosure 11/6/81 DATE: �HANHASSiN H.R R, 1 I I 1 1 1 A C C 0 U N T S P A Y A B L E 30 -17 -83 PAGE 1 CHECK i A M O U N T C L A I M A N T P U R P O S E 019358 6.00 CARVER COUNTY RECORDER FEES, SERVICE 019359 18.40 CITY OF CHANHASSEN UTILITIES . 019360 10,774.68 CITY OF CHANHASSEN SPL ASSESSMENT PAYMENTS 019361 507.95 FLYING CLOUD OIL CO UTILITIES 019362 36.90 TONKA PRINTING SUPPLIES, OFFICE 5 11,343.93 CHECKS WRITTEN TOTAL OF 5 CHECKS TOTAL 11,343.93 Chanhassen Lakes Business Park Plat Utility Bill - Second half payment, Lot 1, Block 1, Lots 8 b 9, Block 5, Chan. Lks. Bus. Pk.� Fuel Oil CENTRAIRE, INC. 7402 Washington Ave. EDEN PRAIRIE, MINNESOTA 55344 Phone 941.1044 TO: CITY OF CHANHASSEN To Scott Martin 581 West 78th Street Chanhassen, MN 55317 TERMS: 1'QUANTITY ... NET DUE UPON RECEIVING INVOICE DESCRIPTION 10/12/83 :R ORpER ND. Axel 937 -1900 PRICE f AMOUNT Completely rebuilt oil burner and checked operation. Oil furnace is in need of replacement. Also checked unit for fire place room. Got the unit working best we could. (8t hours) tiECEi -V cD OCT 13 1983 Material: Labor Trip Charge: $ 99.95 344.25 3.00 TOTAL DUE ... I........ $ 447.120 LELAHUNT VOTO & CO., LTD. CERTIFIED PUBLIC ACCOUNTANTS Birch Lake Professional Building • 1310 E. Hwy. % • White Bear Lake, MN 55110 • Phone 426 -3263 September 30, 1983 Chanhassen Housing and Redevelopment Authority 690 Coulter Drive Chanhassen, Minnesota 55317 For professional services rendered (September, RONALD 1. DELAHUNT, RETIRED ROBERT 1. VOTO, CPA THY . CITY OF CHANHAST'XRT GE TAUTGEOCPAAPA pr- r- P'Fe. /rrc) 6-CT 101983 COMMUNITY DEVELOPMENT DEPT August, 1983 update of Special Report - Tax Increment Financing Plan (Tax Increment District #1 - Carver County) - including projection updates for: (1) Debt Service Payments; (2) Tax Increment Collections; (3) Administrative Expenditures; (4) Project /Program Financing; and, (5) Cash Transfers to finance Special Assessment Debt. Meetings and conferences with Executive Director and Treasurer relating to Plan Update and Authorizations and Procedures to implement such Plan and the new Organizational structure. PARTNER: I V Robert SEMI- SENIOR STAFF: David Mol JUNIOR STAFF: Kenneth George STATISTICAL TYPISTS AND REPORT PROCESSORS 26 -1/2 Hours @ $48.00 6 Hours @ $26.00 9 -3/4 Hours @ $22.00 18 Hours @ $15.00 $ 1,272.00 156.00 214.50 270.00 TOTAL BILLING $ :191;250' o.k. I hereby certify that the above claim is just and correct and A` A_ that no part of it has been paid. / - 7W to 1, R03 Robert J. Voto, resident MEMBERS OF AMERICAN INSTITUTE OF CERTIFIED PUBLIC ACCOUNTANTS a PRIVATE COMPANIES PRACTICE SECTION MINNESOTA SOCIETY OF CERTIFIED PUBLIC ACCOUNTANTS MUNICIPAL FINANCE OFFICERS ASSOCIATION • MINNESOTA ASSOCIATION OF SCHOOL BUSINESS OFFICIALS []DIRInny MINNEAPOLIS • CHEYENNE • DENVER • BRECKENRIDGE • PHOENIX City of Chanhassen 7610 Laredo Drive Chanhassen, MN 55317 ATTN: Mr. Scott Martin INVOICE d S 0 L J DATE: September 30, 1983 JOB NO: 62 -8214 RE: Engineering /Planning /Surveying Services for Downtown Redevelopment Project as per Agreement P Per Diem Services - Phase I Work Task 1.7 o Meetings with staff and council /committee - on -going consultation i Period of September, 1983 Classification Hours Associate 8.00 Salary Cost - $ 199.97 Fee - $ 199.97 x 2.0 = $ 399.94 TOTAL AMOUNT DUE $ 399.94 Jam"" i 1a /fSlI"`93 KEC:E:, I� 40_43n OCT 1 3 1983 CITY OF CHANHASSEN BENNETT. RINGROSE. WOLSFELD, JARVIS. GARDNER. INC. • 2829 UNIVERSITY AVENUE SE • MINNEAPOLIS. MN 55414 . PHONE 6121379 -7878 NON-EXCLUSIVE LISTING AGREEMENT AZ�-}. J;\t'�A&P w THIS NON- EXCLUSIVE LISTING AGREEMENT, entered into this 19t1i day of September , 1983, between Klingelhutz- Cravens, Realtors, a general partnership under the laws of the State of Minnesota ( "Broker ") and THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF CHANHASSEN, MINNESOTA, ( "Seller "), WITNESSETH: WHEREAS, Seller desires to employ Broker as its non -exclusive agent for the purpose of selling certain properties of Seller more particularly described hereinafter, and Broker desires to act in such capacity, upon the terms and conditions hereinafter set forth. NOW, THEREFORE, consideration of the premises, and the covenants and agreements hereinafter contained, the parties agree as follows: 1. _Non-Exclusive Listin?. Seller hereby appoints Broker as its non- exclusive agent for a period of one year from the date hereof to sell, in one or more transactions, the following described property in the City of Chanhassen, Carver County, Minnesota: all real property owned by, or to be acquired by, The Housing and Redevelopment Authority in and for the City of Chanhassen, Minnesota, located within the proposed Ring Road area of the Downtown Development Project of the City of Chanhassen, Minnesota. (All of such property, or any part thereof, is referred to herein as the "Property ".) All of the terms and conditions of any sale of the Property shall be as mutually agreed by the Seller and the particular buyer thereof. This Agreement shall not apply to any transfer, dedication, or disposition of the Property to any public body, governmental subdivision or governmental agency. 2. Title Evidence. Seller shall be responsible to provide any title evidence required by any purchase agreement with respect to the Property, whether abstract of title, commitment for title insurance, or otherwise. Nothing herein contained shall require Seller to deliver any title evidence, or any form of title evidence, other than as required under any purchase agreement. 3. Conveyance. Conveyance of the Property shall be by warranty deed, limited warranty deed, quit claim deed, contract for deed for any of the foregoing conveyances, ground lease, or any other form of conveyance specified in the particular purchase agreement. Further, any conveyance may be made subject to such title exceptions, and to any covenants, conditions or restrictions imposed by the Seller, as set forth in such purchase agreement. 4. Broker's Commission: How Computed and When Deemed Earned. i Upon the Sale (hereinafter defined) of the Property to a person procured by Broker, Broker shall be entitled to a commission in the amount of five percent (5 %) of the fair market value of the Property (including land and buildings). As used herein, "Sale" shall be deemed to occur upon the closing of a conveyance of such Property of the type described in Paragraph 3. It is speci('ically understood and agreed that the procurement by Broker of a ready, willing and able buyer, or the -1- i execution of a purchase agreement with respect to the Property, shall not constitute a Sale nor, by itself, entitle Broker to a commission hereunder. The fair market value of the Property. shall be established by an appraiser mutually acceptable to Broker and Seller. In the absence of any agreement on such fair market value, the issue shall be arbitrated in the manner hereinafter set forth. Any commission with respect to the Sale shall be payable to Broker at the time of the Sale. 5. Advertising. Any and all advertising with respect to the Property shall be subject to the prior approval of Seiler. 6. Participation by other Brokers: Sales by Seller. Seller may engage or contract with other real estate brokers or agents for the sale of all or any part of the Property during the term of this agreement and may negotiate any sales with such agents or brokers or with principals directly, with no liability to Broke- whatsoever under this agreement for commission or otherwise. Without limitinr; the foregoing, Seller may give written notice to Broker that it is dealing Cr proposes to deal with a particular person on a particular Property; if this notice is given, Broker shall indicate in writing to Seller within seventy -two (72) hours of such notice that Broker has previously exposed the property to, or negotiated with such person with respect to such Property; failure to give such notice shall be deemed acknowledgement on the part of Broker that Broker will, with respect to any transaction involving both the particular person and Property named in the notice, make no claim for commission. 7. Sale After Termination of Agreement. Broker may submit to Seller within seventy -two (72) hours after the termination of this agreement, a written list of the names and addresses of persons with whom Broker has exhibited portions of the Property or negotiated regarding the Property, such list to specify the particular Property exhibited to each such person or persons. Such list shall be conclusive upon Seller unless Seller shall, within ten (10) days of its receipt thereof, deliver written objection to Broker regarding the inclusion of any person or specific Property on such list. In the event of a consummation of a Sale to any person included on such list (and not objected to in the manner above - described) which Sale is of a property specified on such list as having been exposed to such person and which is consummated within six (6) months after the termination of this agreement, Broker shall be entitled the commission herein described with respect to such Sale. 8. Arbitration of Certain Disputes. Any dispute between the parties with respect to whether Broker shall have procured a particular person to whom a Sale was made or with respect to the fair market value of any Property shall be arbitrated as follows: the parties shall mutually agree upon one arbitrator, and in the event of their failure to so agree, each party shall select one arbitrator, which two (2) arbitrators shall chosen shall select a third. Each party shall bear its own expenses in conjunction with the conduct of such arbitration, and any award of the arbitrator (or any two of the three arbitrators, if three arbitrators are employed) shall be final and enforceable in a manner of a judgment of a Minnesota District Court. 9. Hold Harmless. Broker shall defend, indemnify and hold harmless Seller from any claim, demand, judgment or cause of action against Seller arising out of or claimed to arise out of any act or omission of Broker with respect to this -2- r Agreement and shall further defend, indemnify and hold harmless Seller from and against any claim of commission by any other broker or agent claiming to have procured a purchaser with respect to whom Broker has received a commission under this agreement. 10. Notices. Any notice required or permitted to be given hereunder shall be deemed given when hand delivered or deposited in United States mail, postage prepaid, to the parties at the following address: If to Broker: Kinge ] hutz- Cravens Realtors 7811 Great Plains Blvd. P.O. Box 427 Chanhassen, M 55317 If to Seller: Executive Director Chanhassen Housing and Redevelopment Authority 690 Coulter Drive Chanhassen, MN 55317 or to such other address as either party may designate in writing to the other. 11. Entire Agreement. This agreement expresses the entire agreement of the parties and supersedes any other agreements whether oral or written; it can be modified only by a writing signed by the party against whom such modification is sought to be enforced. r IN WITNESS WHEREOF, the parties have executed this Non - Exclusive Listing Agreement the day and year first above- written. THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF CHANHASSSEN, MINNESOTA Its Executive Director KLINGELHUTZ- CRAVENS, REALTORS, a Minnesota G Partnership �, BY Its At- r1leo- l -3- F V's V�r /zr�vc �z ✓% PITY OF CHANHASSEN ^- r:EiVED -P20 nM. UNITY DEVELOPMENT DEPT