Loading...
HRA 1985 01 30AGENDA JOINT CITY COUNCIL AND HOUSING AND REDEVELOPMENT AUTHORITY MEETING WEDNESDAY, JANUARY 30, 1985, 7:30 P.M. CHANHASSEN CITY HALL, 690 COULTER DRIVE CITY COUNCIL CHAMBERS 7:30 p.m. 1. 2. 3. 4. 5. 9:00 P.M. 6. Call to Order. Contract Proposal, Brauer and Associates, Ltd. HRA Building, Discussion. Old Business. New Business. Adjournment. a2 CHANHASSEN HOUSING & REDEVELOPMENT AUTHORITY 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN. MINNESOTA 55317 (612) 937 -1900 MEMORANDUM TO: BRA and City Council FROM: Barbara Dacy, City Plannenq �) DATE: January 29, 1985 SUBJ: Contract Proposal for Brauer & Associates, Ltd. Attached for your consideration are two contracts proposed by Brauer & Associates for professional services for the downtown project and for continuing planning services. The contract dated January 18, 1985 itemizes the scope of services up to and including the HRA meeting on May 16 for the downtown project. The contract proposal dated January 24, 1985 is for continuing planning services. This was requested by staff to assist us in any ongoing planning services that may be designated by the HRA and City Council. Both contracts are recommended for approval. Fred Hoisington will be acting as the Project Manager for the downtown project and will also be providing the continuing pro- fessional services. January 24, 1985 Mr. Don Ashworth City Manager City of Chanhassen 690 Coulter Drive Chanhassen, MN 55317 RE: Contract Proposal Don: I would like to thank the HRA Board, Barbara, and v for your continuing expression of confidence in Brauer Associates. Our enthusiasm and hopes for the project are high and we are anxious to continue working for you. As I mentioned to you and Barbara yesterday, Fred Nisington will be acting as our Project Manager and will ha ;,�ailable to you at all times. The contract proposal I left with you yesterday continues on the same aggressive time table outlined in the original project schedule, and with the verbal authorization you gave us yesterday, we will proceed with the project and prepare rough concepts for the February 21st HRA meeting. I am, at your request, also enclosing a Continuing Services contract for your consideration. This contract would cover work requested by the HRA Board or Staff outside the scope of the Downtown Redevelopment Planning and Design contract. Again, we at Brauer & Associates look forward to working with you. BRAU,Clr& /ASSOCIATES LTD. Geo ge W. Watson Vi /e President cc: Fred Hoisington CITY OF CHANHASSEN COMMUNITY DEVELOPMENT DIP', 7901 Flying Cloud Drive, Eden Prairie, Minnesota 55344 ❑ (612) 941 -1660 L° m January 24, 1985 Chanhassen HRA 690 Coulter Drive P.O. Box 147 Chanhassen, MN 55317 RE: Contract Proposal for Professional Services - Continuing Planning Services HRA Boardmembers: This letter proposal outlines a scope of services, fee sched- ule, and other elements which will serve, if approved, as an agreement between CHANHASSEN HOUSING & REDEVELOPMENT AUTHOR - ITY (hereinafter HRA) and BRAUER & ASSOCIATES LTD. (herein- after CONSULTANT). The HRA hereby retains the CONSULTANT to provide professional services as follows: A. SCOPE OF SERVICES Attendance at regular HRA Board and Staff Meetings, con - sultations, research, report writing, data collection, etc. not covered under any current contract with the CONSULTANT, and as specifically authorized by the HRA Board or Staff. B. FEES FOR PROFESSIONAL SERVICES For the CONSULTANT'S Services as described above, fees will be billed on an hourly basis. Direct expenses will be billed additionally. The following hourly fee sche- dule will be used: a Senior Professional ...................... $60.00 Professional IV ......................... 55.00 Professional III ......................... 45.00 Professional II .......................... 40.00 Senior Technician ........................ 28.00 Technician III ........................... 25.00 Technician II ............................ 22.00 7901 Flying Cloud Drive, Eden Prairie, Minnesota 55344 ❑ (612) 941 -1660 Chanhassen HRA -2- January 24, 1985 C. PAYMENTS TO THE CONSULTANT 1. Itemized statements will be submitted to the HRA on a monthly basis. 2. Payments on account of CONSULTANT's services are due and payable upon receipt of CONSULTANT's statement of services rendered. D. HRA RESPONSIBILITY 1. Reimbursement of all direct project expenses including mileage, advertisements, printing, and reproduction. E. TERM, TERMINATION, SUCCESSORS AND ASSIGNS 1. The Term of the Agreement /Contract shall be con- current with the work authorized and shall be ini- tiated at the HRA's direction. 2. Termination may be accomplished at any time by writ- ten notice. This shall not relieve the HRA of its obligation to pay for the full value of the services performed to the date of te.rmination. 3. The HRA and the CONSULTANT each binds itself, its partners, successors, assigns and legal represen- tatives to the other party of this Agreement, and to the partners, successors, assigns and legal represen- tatives of such other party with respect to all cove- nants of this Agreement. 4. Neither the HRA nor the CONSULTANT shall assign, sublet or transfer his interest in this Agreement without the written consent of the other. Chanhassen HRA -3- January 24, 1985 F. CONSULTANT'S RECORDS, DOCUMENTS AND INSURANCE 1. The CONSULTANT shall maintain time records for hourly fees, design calculations and research notes in legible form and will be made available to the HRA if requested. 2. The CONSULTANT shall carry insurance to protect him from claims under Workman's Compensation Acts; from claims for damages because of bodily injury including death to his employees and the public, and from claims for property damage. 3. The CONSULTANT reserves the right to secure and main- tain statutory copyright in all published books, published or unpublished drawings of a scientific or technical character, and other works related to this PROJECT in which copyright may be claimed. The HRA shall have full rights to reproduce works under this Agreement either in whole or in part as related to this PROJECT. G. NONDISCRIMINATION The CONSULTANT will not discriminate against any employee or applicant for employment because of race, color, reli- gion, sex, national origin, physical condition or age. The CONSULTANT will take affirmative action to insure that applicants are employed and that employees are treated during employment without regard to their race, color, religion, sex, national origin, physical condition or age. Such action shall include but not be limited to the following: Employment, upgrading, demotion or trans- fer, recruitment, advertising, layoff or termination, rates of pay or other forms of compensation and selection for training including apprenticeship. H. EXTENT OF AGREEMENT AND APPLICABLE LAW 1. This agreement represents the entire and integrated agreement between the HRA and the CONSULTANT and supersedes all prior negotiations, representations, or agreements, whether written or oral, with respect to the PROJECT. This agreement may be amended only by written instrument signed by both HRA and CONSULTANT. Unless otherwise specified, this Agreement shall be governed by the law of the principal place of busi- ness of the CONSULTANT. Chanhassen HRA -4- January 24, 1985 IN WITNESS WHEREOF the OWNER and the CONSULTANT have made and executed this Agreement, This CHANHASSEN HRA Chanhassen, Minnesota BRAUER & ASSOCIATES LTD. Eden Pr ri , Minnesota O g W. Watson ice resident 1 day of , 1985. In presence of: In presence of: .�il..i: V ►�_ .��'L..� January 18, 1985 Chanhassen HRA 690 Coulter Drive P.O. Box 147 Chanhassen, MN 55317 RE: Contract Proposal for Professional Services - Downtown Development Planning and Design HRA Boardmembers: This letter proposal outlines a scope of services, fee sched- ule, and other elements which will serve, if approved, as an agreement between CHANHASSEN HOUSING & REDEVELOPMENT AUTHOR- ITY (hereinafter HRA) and BRAUER & ASSOCIATES LTD. (herein- after CONSULTANT). The HRA hereby retains the CONSULTANT to provide professional planning and design services for the development of down- town Chanhassen, hereinafter referred to as the PROJECT. A. SCOPE OF SERVICES - Basic Services 1. Compile base mapping to include: a. West 79th Street, and b. access points to /from Highways 5 and 101 2. Collect and analyze data and plans for transportation systems including Highways 5 and 101 and the rail- road. 3. Meet with staff as necessary and begin informal developer contacts to ascertain market and financing realities. L° M 7901 Flying Cloud Drive, Eden Prairie, Minnesota 55344 ❑ (612) 941 -1660 Chanhassen HRA -2- January 18, 1985 4. Prepare 2 or 3 preliminary alternative concept plans addressing the following issues and elements: - access and traffic - 78th /79th St. connection - mainstreet preservation - enclosed vs. open shopping - signage, visibility and identity - staging possibilities - utilization of vacant lands - expansion flexiblity - land use alternatives • office • convenience commercial • specialty retail • housing ° grocery - Instant Web alternatives - local vs. regional markets - development methods - Dinner Theatre incorporation • community center (bowling, teens, seniors, recreation) • movie theatre • hotel /motel • LRT potential 5. Review preliminary alternative concept plans with HRA (February 21). 6. Conduct Forum 2 to present alternative concepts to citizens and to select preferred concept (March 14). 7. Present preferred concept to HRA for review, refine- ment and approval (March 21). 8. Compile invitation list of potential developers, builders and brokers for review and approval by HRA (March 21). 9. Present selected, refined concept plan to developers at dinner meeting (April 11). 10. Meet with HRA (May 16th) to review plan and process results and to decide course of action (e.g., TIF plan amendment, financial projections, developer follow -up and negotiations, railroad and Minnesota DOT negotiations, etc. Chanhassen HRA -3- January 18, 1985 B. FEES FOR PROFESSIONAL SERVICES For the CONSULTANT's Basic Services as described in Paragraphs A -1 through A -10, a lump sum fee in the amount of FIFTEEN THOUSAND SEVEN HUNDRED DOLLARS ($15,700.00), plus all direct expenses. C. PAYMENT TO THE CONSULTANT 1. Statements will be submitted to the HRA on a monthly basis in proportion to the completion of the f PROJECT schedule. 2. Payments on account of CONSULTANT's services are due and payable upon receipt of CONSULTANT's statement of services rendered. D. HRA RESPONSIBILITY 1. One staff person designated to act as CONSULTANT con- e tact. 2. Provision of and access to all data and mapping which may be pertinent to the project. 3. Reimbursement of all direct project expenses including mileage, advertisements, printing, and reproduction. E. TERM, TERMINATION, SUCCESSORS AND ASSIGNS 1. The Term of the Agreement /Contract shall be con- current with the work authorized and shall be ini- tiated at the HRA's direction. 2. Termination may be accomplished at any time by writ- ten notice. This shall not relieve the HRA of its obligation to pay for the full value of the services performed to the date of termination. 3. The HRA and the CONSULTANT each binds itself, its partners, successors, assigns and legal represen- tatives to the other party of this Agreement, and to the partners, successors, assigns and legal represen- tatives of such other party with respect to all cove- nants of this Agreement. 4. Neither the HRA nor the CONSULTANT shall assign, sublet or transfer his interest in this Agreement without the written consent of the other. Chanhassen HRA -4- January 18, 1985 F. CONSULTANT'S RECORDS, DOCUMENTS AND INSURANCE 1. The CONSULTANT shall maintain time records for hourly fees, design calculations and research notes in legible form and will be made available to the HRA if requested. 2. The CONSULTANT shall carry insurance to protect him from claims under Workman's Compensation Acts; from claims for damages because of bodily injury including death to his employees and the public, and from claims for property damage. The CONSULTANT reserves the right to secure and main- tain statutory copyright in all published books, published or unpublished drawings of a scientific or technical character, and other works related to this PROJECT in which copyright may be claimed. The HRA shall have full rights to reproduce works under this Agreement either in whole or in part as related to this PROJECT. G. NONDISCRIMINATION The CONSULTANT will not discriminate against any employee or applicant for employment because of race, color, reli- gion, sex, national origin, physical condition or age. The CONSULTANT will take affirmative action to insure that applicants are employed and that employees are treated during employment without regard to their race, color, religion, sex, national origin, physical condition or age. Such action shall include but not be limited to the following: Employment, upgrading, demotion or trans- fer, recruitment, advertising, layoff or termination, rates of pay or other forms of compensation and selection for training including apprenticeship. H. EXTENT OF AGREEMENT AND APPLICABLE LAW 1. This agreement represents the entire and integrated agreement between the HRA and the CONSULTANT and supersedes all prior negotiations, representations, or agreements, whether written or oral, with - respect to the PROJECT. This agreement may be amended only by written instrument signed by both HRA and CONSULTANT. 2. Unless otherwise specified, this Agreement shall be governed by the law of the principal place of busi- ness of the CONSULTANT. Chanhassen HRA -5- January 18, 1985 IN WITNESS WHEREOF the OWNER and the CONSULTANT have made and executed this Agreement, This CHANHASSEN HRA Chanhassen, Minnesota BRAUER & ASSOCIATES LTD Eden Prki?ie, Minnesota G or a W. Watson Vic President 1 day of In presence of: In presence of: . 1985. 3 To: Don Ashworth From: Gary Stout 'IV Re: Potential Offer As you, the Mayor, and Dorek and Baden have requested I have been in contact with Gary Kirt to determine his interests in redeveloping the City's existing structure for a Bowling Center and oth;;r uses. It appears that Mr. Kirt would be willing to make a sr : fic proposal to the Mayor and Council and HRA, and it would be well to reviw that potential proposal before matters progress further. Many items are subject to negotiation, but following is an outline of my understanding of Kirt's present position. ram- Kirt seems to be prepared to offer approximately $382,000 for the building and land. This is an all -cash offer. The offer is based upon a zero land value, and a building shell value of approximately $950,000, with a deduction in value in the amount of $568,000. This deduction represents the value of the City's continued use of approximately 7,100 square feet at $4 per square foot rental value, for a period of 20 years. This is somewhat more space than the original 6,400 square feet that we originally discussed, and has the effect of lowering the price somewhat from our previous discussions. He is suggesting the western -most portion of the building (the initial Portion of the second section of the building). He would provide the City with walls, a repaired roof, lighting, and use the existing heating and sprinkling system. The City's only costs for use of the space would be operational costs (such as utilities, taxes, insurance, etc.) on a pro rata basis. While the remainder of the building would be rented at market rates, which may change from time to time, the Bowling Center is proposed to be rented for the first five years to Dorek and Baden for a rental that is a "break even" amount. The amount of rent paid will depend upon the rehabilitation costs of the facility for bowling purposes. Kirt will not recover any costs for the value of the building, nor costs for installation of exterior lights and parking improvements in the first five years. This is essentially a "free building and parking development rent" for the initial lease term. Row I_ing renter Renovation Budaet Kirt would work with Dorek and Baden to establish a jointly agreed upon Bowling Center renovation budget. Since the amount of the budget determines the rent (and since Kirt would be responsible for any private financing for renovation costs over and above the amount of City assistance that may be provided) both parties would have an incentive to spend enough to produce a good project, but no more than that amount. Therefore, the rent should be reasonable. Both parties would have to meet and agree on the level of work to be done in some detail, the approximate costs, schedules, etc. I assume that they could work this out in good faith. Kirt indicated he would continue to support the Bowling Center lay -out that Dorek and Baden discussed as desireable with the Mayor. Kirt would provide the bowling operators with floors leveled to Brunswick's specifications, perimeter walls, finished ceilings and lighting to their specifications, adequate electrical and water service (extensions of that service to specific areas have not been negotiated), adequate HVAC equipment, a repaired roof, etc. The bowling operators would continue to be responsible for installing their bowling equipment, bar equipment, plumbing fixtures, kitchen equipment, floor coverings, wallpaper or paint, etc. The rent would be established at a "break even" level for 5 years, with an allowable adjustment of $1 per square foot for a 5 year extension. Further 5 year extensions could increase $.50 to $1 per square foot and this has not been negotiated in any detail. For example, a rehabilitation budget in the range of $350,000 to $380,000, for a Bowling Center of approximately 25,500 square feet, (and assuming $200,000 city renovation loan of approximately 37o for 20 years) could result in an initial rental figure per square foot as low as $1.25. A renovation budget of $250,000 would have a lesser rent, and a budget larger than $380,000 would have a larger rent. As previously mentioned, both parties should have an interest in reducing the budget while still producing a quality project. The Bowling Centei, operators would be responsible for the costs of their own operations-- ricluding utilities and taxes, etc. In addition, they would be requested to a Common Area Charge (for the pro rata maintance of parking, lighting, aoow removal, etc) that might be in the range of 50 cents per square foot. (These are the same costs that they would pay if they owned the building -- except Kirt's other tenants will be sharing these costs under his ;proposal.) Dorek and Baden had asked me to negotiate with Kirt and attempt to obtain a price as close to "free rent" as possible, and this is the result. (The remainder of the building would probably rent for $4 to $6 per square foot, plus operating costs, plus CAM charges of perhaps $35, etc.) Under this proposal, Kirt would have one contractor do all work for the building, which should result in some savings in renovation costs due to elimination of duplication of effort and costs of coordinating two contractors and two renovation projects. Kirt desired to have a list of retail and other activities that are permitted in the building, as well as a list of prohibited activities. Perhaps City staff could assist him with this request. Kirt does not desire to make major improvements to the parking lot in the near future, and is concerned with potential city demands for extensive landscaping, and berming of parking, etc. This is a policy issue for City decision. He is concerned that it may take 2 or three years to completely redevelop the rear portion of the building and is concerned that the City understand that this portion may not develop immediately. Given the budget and economics that he believes that he is working with Kirt does not intend to do major and expensive renovation work. He is also concerned about major entanglements with "red tape' and wants a clear understanding without major continuing obligations. Kirt's project will be responsible for repayment of the City loan for renovation of the Bowling Center, but requests that this loan be subordinate to the first mortgage. This is understandable, but does raise the City's risk of repayment. If this approach is acceptable, Kirt would finalize his plans and complete the agreement in a period of 30 days. If unexpected problems occured he might not proceed, but has given his word that he would not attempt to re- negotiate the financial terms at the end of that period. If the Dorek and Baden cannot proceed with their Bowling Center within a period of 90 days, Kirt wants to be free to find other bowling operators to proceed with a Bowling Center and will extend his best efforts to ensure that a Bowling Center is constructed within the building. Given the tight schedule for the Bowling Center (regarding the need for advertising to attract Fall Leagues) Kirt is requesting a relatively quick response from the City. Therefore, we need some guidance from the Mayor, Council, and HRA Board. Kirt feels that his proposal could have the following advantages: 1. The City obtains $382,000 cash for the building. 2. The Building is placed on the tax rolls (Kirt is proposing to do that in 1987, and wants to work with the City on the anticipated tax loads during 1987, 88, and 89). 3. Tenants in the space would add to the City's economic activity. 4. The City would not be responsible for forming a Parking District, or providing on -site or off -site improvements for the project. 5. The top priority of the City, the Bowling Center, could proceed on a favored basis. 6. The Bowling Center would benefit from rents that do not reflect any building costs, or costs of installing parking and lighting improvements the first five years. The levels of rental esculation could be held to moderate levels for periods of lease extension. The Center would also benefit from a City subsidy on renovation financing for 20 years. 7. The City would also receive payments on the renovation loan over a period of 20 years. 8. The City would receive space in the building for public use for a period of 20 years, paying only the costs of operation. (Perhaps a portion of the sales price of the building could be used to finish the space to the City's specifications for whatever use is ultimately deemed desireabie). 9. Kirt is in Lhe mortgage banking and development business, and apparently has access to capital to undertake the project. 10. If the :- owling Center Operators and Kirt can reach a satisfactory good faith agreement, the Operators can then concentrate their efforts and financing capabilities on equipment and interior finishes for the Bowling Center, which should reduce their total financing and development requirements and might expedite their process. Since Kirt's proposal is detailed and complex, the above should be considered my best current understanding of his proposal. I have negotiated with him as directed by you and the Mayor to get the understanding to this point on behalf of the Cowling Center and the City. I hope you find it helpful in your considerations. f ` MEMORANDUM CITY OF CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 F TO: Mayor and City Council F Housing and Redevelopment Authority FROM: Don Ashworth, City Manager DATE: January 29, 1985 FSUBJ: Public - Private Ventures, Inc. Attached please find a description of "Public- Private Ventures, Inc." Mr. Gary Stout is the president of this company and it is Mr. Stout who we have been using in negotiations for the old FInstant Web Building. As you are aware, we have three potential develoeprs of the property: Dorek /Baden, Jack Henning and Gary Kirt- The primary emphasis has been on developing a package by either Henning or Kirt to develop an attractive package for the - bowling center operators (Dorek /Baden) while developing the entire site. I—I have asked Mr. Stout to attend our next meeting to provide a progress report of his activities to date. r V i PUBLIC - PRIVATE VENTURES, INC. SUCCESSFUL PACKAGING OF DEVELOPMENT PROJECTS Public Private Ventures, Inc. specializes in assisting developers, municipalities, and corporations in packaging feasible job creation, real estate, and economic development projects. The range of projects has included both new construction and rehabilitation in a wide variety of residential, retvx% commercial, industrial, mixed use, historic, and environmentally sensitive developments. The range of assistance includes: advice regardi�.a development strategies, financial analysis of public - private partne rsAip proposals, providing negotiation services for developers or municipalities, conducting joint negotiation services between developers and municipalities, preparing innovative incentives for potential use^^ or purchasers of development projects, providing training services foe Public and private staff, assistance in applications for UDAG or CDBG funding, assistance in applications for Housing Development Grants, assistance in applications for Economic Development Administration Grants and FNMA grants and other forms of federal financial assistance, advice regarding potential market strategies, limited market research, project feasibility reviews, assistance in the use of real estate tax incentives, assistance in industrial revenue bond financing, assistance in tax increment financing, assistance in negotiating municipal "equity participation" agreements, assistance in small business assistance and establishment of small business "incubator" facilities, assistance in parking facility financing strategies, assistance in economic development reorganizationl strategies, analysis of complex financial structures for public- private development projects, and assisting municipalities in formulating and refining development strategies that are sensitive to the requirements of both the municipality and the development community. The owner and professional staff member of the firm is Gary E. Stout. Mr. Stout has been a full-time consultant and owner of the firm for over 4 years. Prior to late 1980 Mr. Stout did limited part -time consulting and was employed as the Director of Planning and Economic Development for the City of St. Paul, Minnesota. In this position he was responsible for reorganizing the staff of over 230 persons located in several formerly independent organizations into one Department of Planning and Economic Development with divisions of economic development, renewal, housing, Planning, parking, and community development. As Director of the Department, he provided the staff and technical direction to the packaging Of a majority of St. Paul's economic development projects during the "building boom" that started during the late 1970's in that City. Prior to r that he was the Administrator of the Office of Planning and Development in Portland, Oregon with responsibility for the Planning Bureau, the Portland Development Commission, and the Building Bureau. In this position he iniated a very aggressive and coordinated program of planning and economic development in a number of residential, neighborhood commercial, industrial, and historic areas as well as the Downtown. Before moving to Portland, Oregon Mr. Stout was Deputy Director of the Plannin8 and Development organization for the Allentown - Bethlehem - Easton metropolitian area in Pennsylvania. In this capacity he provided general administrative direction to the staff and worked closely with local businesses, developers, the industrial development commissions in the area, and the area homebuilders association on a variety of new construction and renewal projects. PUBLIC PRIVATE VENTURES, INC. CLIENT LIST 10 -80 to 11 -84 Administracion Servicios Municipal" (Puerto Rice); Austin, Minnesota; Baldwin Park, California; Boston Redevelopment Agency; Broadway Square Associates; Browning- Ferris Industries; Canadian American Development Corporation; Cedar Rapids, Iowa; Center Companies; Chattanooga, Tennessee Chamber of Commerce; City Venture Corporation; Compton Engineering; Cloquet, Minnesota, Constructora De Las Americas, Inc.; Continential Plaza Associates; Control Data Corporation; Conwed Corporation; Corpus Christi, Texas•, Council on Urban Economic Development; Dakota County (Minn) HRA; Dominium Development Corporation; Forest City Enterprises; Four Winds Rentals; Gary, Indiana; Institute for Professional and Executive Development; Kentucky Rural Housing and Development Foundation; Las Vegas, Nevada; Milaca Associates; McKnight Foundation; Metropolitian Council (Minneapolis -St. Paul, Minnesota); NAHRO (Iowa and Minnesota Chapters); National Association of State Development Agencies; National Community Development Association; National Center for Municipal Development; National League of Cities; Nebraska State Economic Development Agency; Norwalk, Connecticut; Northwest Regional (Wisconsin) Pianaing Commission; Olmsted County, Minnesota; Omaha, Nebraska; Paran Management Company; Port Chester, New York; Provo, Utah; Richmond, California, Saudia Arabian Royal Commission for Yanbu (Saudis Arabian Parsons Ltd.); St. Paul, Minnesota; South Ridge Associates; Spalding Mill Associates; Taubman Corporation; Urban Land Institute; U.S. Conference of Mayors; U.S. Railroad Revitalization Project; Webster County, Wisconsin; White Farm Equipment Company; and White Plains, New York.