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<br /> Joint Development Authority <br />TCAAP Redevelopment Project <br />Joint Development Authority <br />TCAAP Redevelopment Project <br />themselves. Examples of a lead private developer include Ryan Companies at Highland Bridge in St. Paul <br />or United Properties at Centennial Lakes in Edina. <br />The JDA could instead decide effectively to act as lead developer itself and work with Ramsey County to <br />seek developers/buyers for portions of the site. The JDA would need to coordinate with the City of <br />Arden Hills and Ramsey County to determine how to make this arrangement feasible. For example, <br />Ramsey County, as landowner, may need to lead some level of horizontal development, such as grading <br />and platting of parcels. Under this structure, the JDA, Ramsey County, and City of Arden Hills would take <br />the lead in determining timing of development and negotiate agreements for each parcel individually. <br />The public partners take on more of the risk in this arrangement, as the land would not be put on the tax <br />rolls until it is sold, but they also may be able to benefit from higher land sale proceeds. For example, <br />the St. Paul Port Authority (SPPA) is a non-profit governmental agency that acts as the lead developer <br />for The Heights and United Village developments in St. Paul. <br /> <br />What were the reasons for differences between the two RFPs? <br />The solicitations that the JDA released in 2016 and 2023 were different for a few reasons. First, the <br />solicitations were fundamentally different due to the size and readiness each site, and therefore the role <br />and expectations of a developer in each case. The 2016 solicitation for the entire 427-acre parcel sought <br />a developer who could oversee both horizontal and vertical development across multiple development <br />products. The 2023 solicitation for Outlot A sought a vertical developer to develop commercial buildings <br />on a development-ready site, with less site preparation or infrastructure necessary to start construction. <br />Second, they were each largely based on Ramsey County procurement department’s best practices for <br />competitive solicitations, which have changed over time. The JDA, unlike Ramsey County or the City of <br />Arden Hills, does not have the authority to convene in closed meeting about real estate transactions. In <br />2016 the JDA interviewed development teams at a regular JDA meeting. The proposals received in this <br />case focused on the vision, approach, and qualifications and did not include specific deal terms such as a <br />purchase price. In 2023, the JDA Advisory Committee reviewed high level information about the <br />proposals in a closed meeting and referred them to the JDA. The JDA then reviewed key information on <br />each of the proposals anonymously at a regular JDA meeting. The proposals were presented <br />anonymously at the JDA meeting to avoid potential bias about proposers and maintain objectivity in the <br />evaluation process. It also protected Ramsey County’s ability to negotiate the land sale price. <br /> <br />What has changed in the real estate market/industry since 2016? <br />In September 2023, the JDA received presentations from a panel of experts on changes in the real estate <br />market. Some highlights included demand for different types of housing options and particularly