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August 2013 SUMMARY OF TCAAP ENGAGEMENT ACTIVITIES – JULY 2013 The following provides a summary of developer interviews held July 10-11, 2013; and the TCAAP Development Panel and Stakeholder Engagement Workshop held July 30, 2013. Developer Interviews City of Arden Hills staff, Ramsey County staff, and consultants interviewed representatives from Opus, CSM Corp, Lennar, and Ryan Companies. Common themes/highlights: • The site is in a desirable location and the cleanup to residential standards is attractive. • This is a large site; development will need to be phased over a longer period of time (15-20 yrs). Market cannot absorb it all at once. Break into manageable pieces. • Have patience to stick with the vision and don’t force solutions, but also be flexible. Create a solid framework/vision, but don’t be too restrictive. • More flexibility = more opportunity, because the market will change, and the market drives development. • Developers are very cost-conscious and market-driven. They evaluate the land cost per square foot including costs for infrastructure and amenities. Too much green space or amenities can cause the land to exceed the price point. Density may be useful to help pay for amenities. • Get developer input into the Master Plan to ensure that the community isn’t overpromised a certain design standard, level of amenities, or land use. • Access is key. Improvements to H will be very important. • Developers viewed the remediation of the property to a residential standard and the preservation of areas north and east of the property for open space as a huge achievement for environmental sustainability. • Many sustainability features, particularly building and mechanical systems, are already built in without specific LEED certification. Sometimes getting the plaque isn’t worth the extra investment. • Sustainability features can work if payback is within a reasonable period. Must be cost-effective and proven; if not proven, customers won’t pay. Developers are not yet embracing net zero energy and on-site generation. City and County may need to pay if they want these features. • The idea of a regional stormwater system makes sense. • There is a stigma in the community regarding contamination. The City and County will need to actively work to dispel misinformation and alleviate concerns about the property. • The Master Plan should clearly articulate the opportunities and requirements for development so that developers and private investors have certainty regarding what can be approved. The master planning process can add significant value by overcoming political hurdles to development. • The City and County should reach out to the brokerage community since nearly every office and industrial user is represented by a broker. Businesses, which are represented by a broker, should not be approached directly to avoid alienating the brokerage community. Single- and multi-family brokers also have good insight into consumer preferences. Development Panel Panel consisted of representatives from Duke Realty, Pulte Homes, United Properties, St. Paul Chamber of Commerce, and Urban Land Institute/former Edina City Manager. Common themes/highlights: • TCAAP is unique and attractive to develop because the site is a clean slate for development, large in size, and good location. • The needs of “Generation Y” should be considered in planning for development. They want walkability/trails, transit, sustainable features, etc. • Amenities are important – green space adds value. • A mix of uses is appropriate for the site.