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HomeMy WebLinkAbout01-04-16 JDA AGENDA Monday, January 4, 2016 5:30 p.m. Arden Hills City Hall—Council Chambers 1. Roll Call 2. Approval of Agenda 3. Approval of Minutes, 11/2/15 4. Public Inquiries/Informational a. The intent of the Public Inquiries/Informational part of the agenda is to provide interested parties with an opportunity to speak to the JDA about an issue or concern about a past or future agenda item. The current agenda for tonight's meeting is structured to ensure that the JDA accomplishes their business within that agenda. If there is a public hearing scheduled as an agenda item, the public will be invited to speak to that agenda item. In addressing the JDA, please state your name and address for the record, and a brief summary of the specific matter being addressed. To allow adequate time for each person wishing to address the JDA, individuals should limit their comments to three (3) minutes. Written documents may be distributed to the JDA prior to the meeting, or as bench copies, to allow a more timely presentation. 5. Consent Agenda 6. Old Business 7. Public Hearing a. None 8. New Business a. Master Developer Solicitation 9. Commissioner Updates 10. Adjournment Joint Development Authority TCAAP Redevelopment Project Joint Development Authority Monday, November 2, 2015 Arden Hills City Council Chambers Minutes 5:30 pm Present: Joint Development Authority: Chair David Sand, Commissioner Blake Huffman, Commissioner Brenda Holden, Commissioner David Grant, Commissioner Rafael Ortega Also present: Jill Hutmacher, (Arden Hills); Heather Worthington, (Ramsey County) Chair Sand called the meeting to order and roll call was taken at 5:31 pm. Approval of agenda. Motion by Commissioner Holden seconded by Commissioner Huffman to approve the agenda as presented. Motion carried. Approval of October 5, 2015 minutes. Motion by Commissioner Holden seconded by Commissioner Grant to approve the minutes as presented. Motion carried. Public Inquiries/Informational None Consent Agenda None Old Business None Public Hearing None Workshop Discussion: City and County Redevelopment Goals Commissioner Grant reported that the Met Council had approved the City’s Comprehensive Plan for TCAAP on October 28, 2015. He then questioned the scope of the JDA and if they had the authority to set goals and objectives for TCAAP. Michael Norton, JDA Attorney, explained the JDA did not have the authority to set goals. Chair Sand hoped that the JDA could hold a discussion regarding the City’s goals and the County’s goals for the TCAAP redevelopment project. It was his hope to provide clarity on the City and County goals. Mayor Grant expressed concern with the purpose of the JDA and questioned how the County plans to move forward. Commissioner Ortega did not plan to negotiate this matter at this time. Administrative Director Worthington explained this item was placed on the agenda to facilitate a discussion and not for negotiation purposes. Commissioner Grant commented on the County’s need to approve the City’s Master Plan. He questioned where the County stood on this matter. Commissioner Ortega was in no rush to approve this document. Commissioner Huffman did not want to renegotiate with the City but rather wanted to further evaluate each entity’s goals in order to find common ground. Chair Sand was in favor of finding that common ground and moving forward with the TCAAP development without further roadblocks. He requested staff present their goals to the JDA. Director Hutmacher presented the City’s goals for TCAAP, while also reviewing the Comprehensive Plan and Master Plan documents with the JDA. Director Worthington then presented the County’s goals and metrics to the JDA. Discussion ensued regarding the City and County goals and redevelopment objectives for TCAAP, along with how the County would be addressing land sales, the potential for a master developer and the RFP process. Commissioner Holden requested that the goal for high-wage jobs be adjusted to reflect the median household income for Arden Hills. Chair Sand encouraged all JDA members to read the report from the Met Council regarding the TCAAP Comprehensive Plan from the meeting dated October 28, 2015. He reviewed the highlights from the document with the JDA members. Commissioner Huffman did not see a huge disconnect between the City and County goals. He commented the goals between the two entities would have to be consistent prior to moving forward with an RFP. Commissioner Holden asked if the County’s goals were weighted. She did not believe that the County would be able to achieve each and every goal. Commissioner Grant believed that the City’s goals were built into the TRC. He suggested the County prioritize their goals as high, medium and low. Commissioner Ortega asked that the City also prioritize their goals within the TRC. Chair Sand thanked the JDA members for their input and recommended that this item be addressed at the December meeting. Commissioner Updates Commissioner Grant noted an article in the Star Tribune which referred to the possible construction of a solar array on state-owned property in Arden Hills. Commissioner Huffman reported that the County received an AAA bond rating from both Moody’s and Standard & Poor’s. Future Meeting Schedule The next meeting will be Monday, December 7, 2015, at Arden Hills City Hall. Meeting adjourned at 6:50 pm. Approved _____________________________________ _______________________ David B. Sand, Chair Date Joint Development Authority TCAAP Redevelopment Project DATE: January 4, 2016 TO: Joint Development Authority Board of Commissioners FROM: Directors Hutmacher and Worthington SUBJECT: Rice Creek Commons Solicitation for Master Developer Budgeted Amount: Actual Amount: Funding Source: n/a n/a n/a Summary A draft Master Developer Solicitation was distributed to JDA members on December 15, 2015. Edits to the draft solicitation were made to reflect timeline dates shown below. These edits are shown in red in the attached draft solicitation. Key elements of the solicitation process are highlighted below. JDA Commissioners are asked to provide comment on the solicitation document, the selection process, and the proposed selection review committee. Key Considerations: • The solicitation will be distributed nationally. • The solicitation is designed to encourage developers to respond by limiting the time and expense required for the initial submission. Following the initial review, high-quality development teams will be asked to provide more detailed information prior to the final selection. • The solicitation encourages developers to “team” with development experts for housing, commercial and retail. This maximizes expertise in specific market niches and also allows greater access to capital. • The JDA will enter into a development agreement with the selected master developer team. The development agreement will address phasing, implementation, and the roles and responsibilities of each party. • The County Board will enter into a purchase agreement with the selected master developer team. The purchase agreement will address the financial terms of the transaction. Timeline January 4 JDA approves release of Solicitation February 1 Solicitation Released February 11 Developer Information Session/Pre-proposal conference March 2 Solicitation Responses due March 18 Solicitation Review Committee evaluation and selection of top candidates March 24 Deadline for submission of additional information March 31 Evaluation, Interviews, and Recommendation to JDA AGENDA ITEM 8 MEMORANDUM Joint Development Authority TCAAP Redevelopment Project August Negotiate terms and conditions October Development Agreement Approval by JDA November County Board approves purchase agreement Proposed Solicitation Review Committee Committee Co-Chairs: Jill Hutmacher, Arden Hills Heather Worthington, Ramsey County Staff to Solicitation Review Committee: Josh Olson, Ramsey County Ryan Streff, Arden Hills Proposed Solicitation Review Committee: Beth Engum, Ramsey County John Anderson, Arden Hills Matthew Bachler, Arden Hills Stacie Kvilvang, Ehlers Mark Ruff, Ehlers Jim Ostlund, ERAB Member Matt Kramer, St. Paul Area Chamber of Commerce Kevin McKinnon, Minnesota Department of Employment and Economic Development Cecile Bedor, Greater MSP Arden Hills Business Representative Mounds View School District Representative (non-elected) Economic development professional from non-adjacent municipality Development professional (non-proposer) Attachment A. Draft Solicitation for Master Developer B. Memo from Kimley Horn regarding infrastructure improvements JDA Action Requested: Approve the issuance of a solicitation for Master Developer, and endorse the solicitation review process, including the formation of the solicitation review committee as outlined above. www.RiceCreekCommons.com/MasterDeveloper 1 Solicitation for Master Developer Rice Creek Commons , Arden Hills , Minnesota An unparalleled development opportunity in Greater MSP www.RiceCreekCommons.com/MasterDeveloper 2 Ta b l e o f c ont ent s I. Introduction 3 II. About Rice Creek Commons 5 A. The site 5 B. Roles and responsibilities 6 C. Master plan 7 D. Land use map 8 E. Histor y 9 F. Current status 10 G. Existing conditions 11 III. Greater MSP market 12 A. Region 12 B. Local 13 IV. The solicitation 14 A. Desired master developer commitments/contributions 14 B. Desired master developer qualifications 15 C. Submission requirements 15 D. Evaluation criteria and selection process 17 E. Preliminar y solicitation schedule 18 F. Pre-proposal conference and site tour 18 G. Solicitation process 19 H. Solicitation addenda and additional infor mation 19 I. Collusion 19 J. Neg otiation 19 K. Public notice 20 L. Public infor mation 20 M. Only one response received 20 N. Conflict of interest 20 O. Response acceptance 20 P. Response mistakes 20 V. Appendices 21 www.RiceCreekCommons.com/MasterDeveloper 3 I n t r o d u c t ion The TCAAP Joint Development Authority (“JDA”) with its partners Ramsey County (“County”) and the City of Arden Hills (“City”) seeks a master developer of Rice Creek Commons (“RCC”), a premier, regionally significant 633 acre site in the Minneapolis-Saint Paul metropolitan region currently owned by the County. The JDA was formed in 2012. It is a five-member joint powers board with representatives of both the County and City. The JDA will be the public body responsible for interacting with developers for the site and for final land use approvals and development agreements. As long as development meets the master plan and redevelopment code requirements, the planning and development agreement approvals will reside solely with the JDA. Rice Creek Commons is located in Arden Hills, Minnesota a short distance to both the downtowns of Minneapolis and Saint Paul. The site is located immediately east of Interstate 35W and north of Interstate 694 and U.S. Highway 10. Public sector partners are committed to RCC’s success and are investing in improved access, site remediation, open space, and energy resiliency. Previously known as the Twin Cities Army Ammunition Plant (“TCAAP”), the County purchased 629 acres in phases over the last decade from the U.S. government with the goal of revitalizing a long- dormant industrial area into a vibrant residential, commercial and retail area. TCAAP was constructed during World War II to manufacture munitions for the U.S. Army. By the spring of 2016, the site will be ready for redevelopment. The County has invested in cleaning the site to residential soil reference values. The JDA envisions RCC as a cohesive mix of residential and commercial neighborhoods surrounding a town center; a unique community where young and old can live, work and play. Two hundred and six acres (approx. 33%) of the 633 acres is designated for trails and open space (see map in appendix ___). A 50-acre natural resources corridor winds through the interior of the site providing a natural amenity and regional storm water treatment. A county “spine” road will connect County Road H and Highway 96. Additionally, 24 acres of active park space is planned internally to the site. This leaves approximately 320 acres of developable acreage with approximately 50% commercial and 50% residential. A successful development will incorporate best practices for integration of the natural environment, transportation/transit, recreation, and energy sustainability for its 3,000 new residents, 4,000 workers, and the region as a whole. The site offers an extraordinary opportunity to develop a walkable community by interconnecting local and regional trail systems. www.RiceCreekCommons.com/MasterDeveloper 4 The City, as the land use authority, and County, as land owner, have distinct but similar goals for the orderly and timely redevelopment of RCC. The goals generally include: • Tax base growth • Job creation • Transit and mobility opportunities • Energy and environmental resiliency • Housing diversity • Natural resources protection • Community vitality and interconnection • Enhanced recreational features The JDA recognizes that the redevelopment of large parcels of property is a complex and long- term endeavor. In today’s economic realities, opinions vary about what a master developer role means for a large redevelopment such as RCC. In this solicitation, the JDA is intentionally omitting any minimum requirements relating to land acquisition schedule, interior infrastructure design, building construction schedule, and specific types of housing to be built. The JDA expects responders to express what they believe is the best form and nature of the private and public sector relationship for this redevelopment opportunity. Key documents and relevant background information on Rice Creek Commons are available at www.RiceCreekCommons.com/MasterDeveloper. www.RiceCreekCommons.com/MasterDeveloper 5 Abo u t R i c e C r eek C o m mon s The site Rice Creek Commons is located in Arden Hills, Minnesota, immediately east of Interstate 35W and north of Interstate 694. It is bordered on the north by County Road I and on the south by U.S. Highway 10 and County Road 96. I-35W connects directly to downtown Minneapolis to the south and U.S. Highway 10 connects through I-694 and I-35E to downtown Saint Paul to the southeast. RCC is conveniently located 10 freeway miles to the downtowns of Minneapolis and Saint Paul. <INSERT REGIONAL MAP> www.RiceCreekCommons.com/MasterDeveloper 5 www.RiceCreekCommons.com/MasterDeveloper 6 RCC is well connected to the entire Twin Cities metropolitan area through road, transit, and multi-use trail infrastructure. • Two new freeway interchanges, one at Highway 96 and the other at County Road H, are expected to be complete in 2016. Direct access to County Road H from northbound I-35W will be added as a part of these interchange improvements. • A new County road (the “Spine Road”), designed to carry 40,000 vehicles per day, will be built in 2017. • More than four miles of bike and pedestrian trails will be built on the site, connecting to the nationally recognized Twin Cities bikeway system. • A natural resources corridor will meander through RCC. The natural resources corridor will contain a regional storm water system and wetland mitigation to be publicly owned and constructed in 2017. • A regional waterway, Rice Creek, runs through the site and is accessible to area lakes and the Mississippi River by canoe and kayak. • A separately funded 206-acre Regional Trail Corridor adjacent to RCC on the northwest and eastern portions provides opportunities for local trail connections to the Twin Cities area network of pedestrian and bicycle trails. www.RiceCreekCommons.com/MasterDeveloper 6 www.RiceCreekCommons.com/MasterDeveloper 7 Master plan The Arden Hills City Council has adopted a Master Plan which consists of a zoning map and a form-based zoning code known as the TCAAP Redevelopment Code (“TRC”). As described in the approved TRC, the goals of the Master Plan are to promote and to provide a functional and attractive community through the use of recognized community design principles. It aims to allow property owners, applicants, or developers flexibility in land use, while prescribing a higher level of detail in building design and form than the current standards set in the Arden Hills City Code (AHCC). The standards of the TRC are intended to encourage more functional building patterns and to create higher-quality pedestrian environments along most streets without stifling creativity or overregulating buildings. The Arden Hills City Council approved the rezoning, TRC, and a comprehensive plan amendment on July 13, 2015. The Comprehensive Plan Amendment was ratified by the Metropolitan Council on October 28th, 2015. The Master Plan lays out a vision for the following: • Campus commercial: The 46 acres comprising the northern portion of the site is expected to serve primarily as office space for one or more larger employers. This portion of the site has freeway visibility from the west and open space and Rice Creek to the east. • Mixed-use retail: This land use is concentrated in 20 acres of retail development at the northern entrance to the site that will be served by a new off- ramp from 35W. The mixed-use retail district includes an additional nine to ten acres combined at the southern entrance to the site and in the town center area. • Mixed-use office: The land use allows for 20 acres of office space in buildings that can be built up to as five stories in height. This density would likely require some structured parking. • Flex business: Approximately 73 acres on the west and southern portions of the site are zoned flex business, which allows for office, technology and manufacturing uses. The TRC does not allow businesses that primarily provide warehousing and distribution. The focus of this area is on a variety of high-quality employment opportunities. • Neighborhood residential: Three distinct residential neighborhoods are planned. The Creek neighborhood consists of 40 acres in the northeast portion of the site; the Hill neighborhood is comprised of 62 acres in the west-central portion of the site; and the Town neighborhood includes 50 acres in the middle of RCC near the town center. The expectation is that the site will be developed largely in accordance with the approved TRC. www.RiceCreekCommons.com/MasterDeveloper 8 Land use map < INSERT LAND USE MAP> A larger version of this map is available here. www.RiceCreekCommons.com/MasterDeveloper 9 History The Twin Cities Army Ammunition Plant was constructed in 1941-1942 to manufacture munitions for American and Allied forces during World War II, and remained in production until 1945. At its peak, the plant employed 26,000 people – more than half of whom were women. The plant was mothballed after the U.S. declared victory over Japan, but was intermittently reactivated to produce arms and ammunition during the Korean and Vietnam wars. It became inactive in 1976. www.RiceCreekCommons.com/MasterDeveloper 10 Current status The County purchased and assembled 629 acres from the U.S. government with the intent to clean, redevelop and reestablish the property as the economic engine it once was – this time with homes, businesses and retail. The County and City have planned and prepared for redevelopment of this area for several years. Significant public and private accomplishments have already occurred in and around the site: • The JDA was formed in 2012 and consists of a five-member joint powers board with representatives of both the County and City. The JDA serves as the public body responsible for interacting with site developers and for final land use approvals and development agreements. • The County currently controls 100% of the RCC area for development. • The final AUAR was approved by the City in 2014, with housing units ranging from 1,500 to 2,500 units and office/retail/manufacturing buildings from 2.2 million to 2.5 million square feet. • The County has invested $30 million in the demolition and remediation of the site to MPCA residential standards. The remediation process was completed in November 2015. • The Metropolitan Council is considering a phased expansion of the A-Line Bus Rapid Transit Line, which would connect RCC to the Metro Transit Green and Blue light- rail lines. • The City approved the Master Plan in July 2015. The Master Plan is the zoning document for RCC and includes design standards and other regulations relating to land development. • The JDA established an Energy Resiliency Advisory Board. The board developed an Energy Integration and Resiliency Framework that will guide energy strategies which are not only environmentally sustainable, but also cost-effective over the long term. Adopted in April 2015, the framework sets a vision to create the largest net-zero energy redevelopment in the state and outlines plans for an adjacent 40-acre solar installation and low cost geothermal energy for heating and cooling of the residential neighborhoods. • A Comprehensive Plan Amendment for RCC was approved by the Arden Hills City Council on July 13, 2015 and further ratified by the Metropolitan Council on October 28, 2015. www.RiceCreekCommons.com/MasterDeveloper 11 Existing conditions Redevelopment of RCC requires acute awareness and expertise in addressing the constraints associated with the site’s industrial past. Elements of the site that impact development include: • On-site treatment of contaminated groundwater will continue for several decades. The U.S. Army controls this groundwater treatment system (known as the TGRS). The County is rerouting and upgrading some of the TGRS piping. The treatment facility will need to remain in place, but can be screened and integrated into a public space. Pump house stations along the perimeter of the site will also need to remain in place. The treated water from TGRS system is an opportunity for energy resiliency as a heating/cooling source as described in the Energy Integration Resiliency Framework document on the RCC website. • Although the soil has been remediated to residential standards, depending upon Minnesota Pollution Control Agency (MPCA) standards, areas of the site may require passive or active building venting systems to mitigate any potential vapor issues from shallow groundwater. MPCA standards have evolved over the past several years. Exact standards may not be known until a specific development site plan is presented to the MPCA. • The storm water management for a large portion of the site will be provided in the natural resources corridor. Additional storm water ponds will need to be constructed on private land when development occurs. • Shallow groundwater exists in portions of the site. A preliminary mass grading plan has been developed to help minimize the impact of the shallow groundwater on the low portions of the site. • Land to the east of RCC is owned by the federal government and operated by the Minnesota National Guard (MNG). Portions of MNG land have been used for low- intensity training adjacent to residential neighborhoods for many decades. • Existing Xcel Energy power lines will need to be relocated. www.RiceCreekCommons.com/MasterDeveloper 12 G r e a t e r M S P M a r ke t Region The Greater Minneapolis-Saint Paul Region (“Greater MSP”) includes more than 3.4 million people in the central and eastern areas of Minnesota and western Wisconsin. • Greater MSP is home to 18 Fortune 500 companies, the highest per capita concentration of any major market in the U.S. • It is also home to many large, privately held companies, including Cargill – the largest privately held company in the U.S. • The region has a GDP of $228 billion, ranking its economy as large as that of Ireland or Portugal. • Key industries in the region are: health and life sciences, headquarters and business services, food and water solutions, technology and advanced manufacturing, and financial services and insurance. Greater MSP leads the country in life science research and development and conducts almost as much R&D work as all European countries combined. • A quality workforce is the hallmark of the region. Greater MSP’s labor force participation rate of 71% is the highest in the U.S. Its workforce is the most highly educated in the country, with 92% having a high school diploma and 25% holding a bachelor’s degree. About 80% of graduates stay in the region after graduation. • The region enjoys the lowest unemployment rate in the U.S. and led the country out of the recession. Forbes magazine named it the leading market for young job- seekers. • Greater MSP is a highly connected region. Located near the center of the U.S., travelers can reach almost any domestic destination by air within three hours. The airport ranks second per capita in passenger departures nationally. It is considered the fastest airport in the U.S., with the highest rate of on-time departures. • Quality of life is outstanding, with more theater seats per capita than any city in the U.S. other than New York City. It is one of the only cities its size with five professional sports teams. It has more parks and trails within the region’s boundaries than any other market. It is consistently among the top three markets for biking. The American College of Sports Medicine consistently recognizes it as the fittest metropolitan area. More information on Greater MSP can be found at www.greatermsp.org. 2 www.RiceCreekCommons.com/MasterDeveloper 13 Local Ramsey County (www.co.ramsey.mn.us) is the most densely populated and second-most populous county in Minnesota, with 510,000 residents. It is comprised of 18 cities and one township in the heart of Greater MSP. Saint Paul, the state capital, is the County’s largest city in terms of population. Ramsey County is rated “AAA” by Standard & Poor’s and Moody’s. Arden Hills (www.cityofardenhills.org) is a vital, attractive community of 9,600 people located in the northern section of Greater MSP. It is located within a 10-minute drive of both downtown Saint Paul and Minneapolis. Arden Hills serves as home to large corporations, small to medium-sized businesses, and two private colleges/universities. Local market highlights • The value range of new residential construction is from $400,000 to $900,000 per home. • Located within the Mounds View School District, which is consistently rated among the best in Minnesota. • Patient funding of land acquisition and infrastructure by the County and City. • Several Fortune 500 corporate campuses within a few miles of RCC, including Medtronic, St. Jude Medical, Boston Scientific, and Land O’ Lakes. • Home to 14 parks and trails. • Two colleges and universities just a few miles from RCC. www.RiceCreekCommons.com/MasterDeveloper 14 T h e s o l i c i t a t ion Desired master developer commitments/contributions The JDA seeks a creative, qualified master developer for Rice Creek Commons to work with the County to coordinate the project infrastructure, attract major office tenants and retail businesses, and offer a full range of housing choices. • The intent of the project is to bring about an integrated mixture of residential opportunities, a corporate campus, high-end manufacturing, and retail uses. • The JDA intends to bring about a redevelopment project of exceptional architectural character. To this end, it is expected that the master developer will package projects in such a way that different architectural treatments may be employed for different aspects of the development, • The JDA will work with a master developer to create detailed design guidelines that establish branding character, and building form that complement the TRC. • The development is expected to integrate parks, public green space, gathering areas, sidewalks, and connections to the area’s trail systems to successfully create a walkable environment attractive to residents, employees and visitors. Pedestrian amenities and park facilities are expected to meet area needs in all four seasons. Four City parks with a total of approximately 24 acres are planned with amenities that complement the City’s existing park and recreation assets. Paved trails exist in the northern portion of the site. Additional trails will be constructed on the eastern boundaries of the site in 2017 and internal trails along the spine road and natural resources corridor are also planned. The public space amenities are intended to be of a higher quality than is typical in suburban environments. The master developer will work with the JDA to develop a plan for long-term maintenance of these facilities. • The master developer will be responsible for carrying out a strategy to implement the Master Plan, including identifying the specific types of uses for each area, and for implementing the phasing of development. • Residential development should adhere to a phasing plan that allows orderly buildout of neighborhoods. New development should be incorporated immediately into neighborhoods and not be isolated within construction zones. Housing design should avoid homogeneity, and neighborhoods should have identifiable character. • New roadways need to be built to create smaller blocks as described in the TRC. These roadways are expected to be funded with private sector dollars or assessed after land transfer has occurred. They should be interconnected with planned and existing area roadways to create a network of pedestrian, transit and automobile circulation. www.RiceCreekCommons.com/MasterDeveloper 15 Submission requirements Please prepare a response of no more than 25 pages including appendices. The response text must contain responses specific to the items below. The appendices may contain resumes, sample project graphics, etc. 1. A description of the master developer including, but not limited to the lead development firm, specifics on the source of capital for development activities, and project team consultants. Please include resumes of appropriate principals and project leads and descriptions of their respective roles. 2. Describe how your team envisions the relationship between the County, the City, the JDA, and master developer in the context of RCC based upon the background supplied above and in the appendices. Specifically, address the following. i. Describe a general calendar of significant decision points for you as a master developer over the next two to three years and what you would desire for decisions from the JDA, the County and the City to create a successful development? ii. Describe the anticipated financial arrangement between the County, City, and the master developer and identify the anticipated expenditures in the next two to three years. When would the master developer purchase property? Would there be a specific schedule or would the purchase take place at the time of development? iii. Describe your capacity and plans for financing components of the site. How do the master developer and County arrive at a fair price for the land? 3. The JDA represents a unique partnership which must balance the development goals of the City and County. How will you work with the JDA to balance the goals of the individual jurisdictions? 4. Describe the phasing of the redevelopment. Specifically address the following: i. What portions of the site would you expect to develop in the early stages of the project? ii. What development components (i.e., town neighborhood retail and town neighborhood multi-family) should happen at the same time to maximize the development potential? iii. What elements of the TRC will be challenging to implement, and how would you address these challenges? 5. Summary of related development experience, financing capacity, and references from municipal officials in at least three (3) communities where you have completed similar types of developments. www.RiceCreekCommons.com/MasterDeveloper 16 5. Description of unique characteristics and design elements that could be incorporated into the project. Pictures of similar projects completed in other municipalities may be provided. 6. Strengths of your team in attracting a diversity of housing designs and price points. To the extent possible, please offer a description of the different housing types and products you expect to build or that your partners may build in RCC. 7. Describe your vision for the type and amount of retail necessary to maximize development. 8. Describe your specific strategies in attracting major employers to RCC. 9. Your experience with efforts such as LEED, Minnesota’s Sustainable Buildings 2030 (SB 2030), and other benchmarks for energy conservation and alternative energy. Please also outline the ability of your development plan to incorporate sustainability, geothermal, roof-mounted solar installations, and other elements outlined in the Energy Integration Resiliency Framework. 10. A summary of claims brought against the master developer and proposed project team members during the past five years and the status of each claim. All developer submission response packages shall be submitted to Ramsey County no later than 2 p.m. on March 2, 2016. One electronic copy and 15 printed copies should be addressed to: Rice Creek Commons Redevelopment Attention: Josh Olson 15 Kellogg Blvd. West Suite 250 Saint Paul, MN 55102 www.RiceCreekCommons.com/MasterDeveloper 16 www.RiceCreekCommons.com/MasterDeveloper 17 Evaluation criteria and selection process Each response will be evaluated on the following criteria: • Proven qualifications to accomplish a project of the size and scope of RCC including experience in development of mixed use projects including the type of housing, retail, technology, and office redevelopment expected in RCC. • Proven organizational and project management experience and vision for integrating cohesive design elements. • Financial capacity and level of commitment to fund certain portions of site infrastructure and construction of commercial and residential buildings including a demonstrated capacity to obtain debt and equity financing of the proposed type of development. • Understanding of the nuances of creating an inviting development by incorporating a pedestrian focus, transit opportunities, mixed residential and commercial uses, cohesive design elements, structured parking, public green space, and energy resiliency. • Experience with introducing new housing choices into a market • Methodology for attracting office tenants • Redevelopment and brownfield expertise • Demonstrated understanding of the City and County vision and goals for the area as reflected in the proposed approach to the project including commitment to collaborate with County and City staff, JDA, and elected officials • Demonstrated ability to work with components of the Energy Integration Resiliency Framework to integrate them into the redeveloped area • Ability to balance the goals of the City and County www.RiceCreekCommons.com/MasterDeveloper 18 Please direct any questions about the Rice Creek Commons Project and this solicitation to the solicitation contact: Josh Olson, AICP | Planning Specialist II Ramsey County Community and Economic Development 15 Kellogg Blvd. West, Suite 250 Saint Paul, MN 55102 (p) 651-266-8000 (f ) 651-266-8039 masterdeveloper@ricecreekcommons.com Preliminary Solicitation Schedule Listed below are specific dates and times of actions related to this solicitation. Actions with specific dates and/or times must be completed as indicated. If the County finds it necessary to change any of the specific dates and/or times in the schedule listed below, it will do so by issuing an addendum, which will be posted to Onvia DemandStar and by email to those who provide contact information to the solicitation contact, Josh Olson. The County intends to conduct interviews with any or all responders at its discretion. The County is not responsible for any costs incurred by the responder in preparing for or participating in an interview or site visit. Solicitation released Feb. 1, 2016 Pre-proposal conference and site tour Feb. 11, 2016 Deadline for submission of questions TBD Response to questions posted TBD Solicitation responses due March 2, 2016 Solicitation Review Committee evaluation and shortlist March 18, 2016 Deadline for submission of additional information March 24, 2016 Evaluation, Interviews, and Recommendation to JDA March 31, 2016 JDA selects master developer April, 4, 2016 Negotiate terms and conditions of Master developer agreement (JDA) Negotiate terms and conditions of purchase agreement (County) Aug. 2016 Approval of master developer agreement (JDA) Oct. 2016 Approval of purchase agreement (County) Dec. 2016 www.RiceCreekCommons.com/MasterDeveloper 19 Pre-proposal conference and site tour To assist you with this solicitation and offer more background on the site strengths, constraints, and the current status of items described above, the County has scheduled an optional pre-proposal conference to take place at 10 a.m. Central time, on February 11, 2016, at the Ramsey County Public Works Department, located at 1425 Paul Kirkwold Drive, Arden Hills, MN 55112. The purpose of the conference is to discuss the RCC project and allow responders to ask questions concerning the solicitation. Questions and answers will be transcribed in the form of an addendum, posted on Onvia DemandStar, and distributed by email to those who provide email contact information at the pre-proposal conference or in writing to the solicitation contact. Individuals with a disability needing accommodation should contact the solicitation contact identified above prior to the date set for the pre- proposal conference so that a reasonable accommodation can be made. Solicitation process The County will not provide compensation to responders for any expenses incurred to prepare a response or participate in the solicitation process. The County reser ves the right to amend or withdraw this solicitation at any time, to waive minor irregularities in the solicitation process, and to reject any or all solicitation responses. During the solicitation process, responders are to direct all communications about the solicitation to the solicitation contact at the fax number or email address listed above and shall not contact any other County or City employees or elected officials, or evaluation team members regarding this solicitation at any time during the process. Violation of this provision may disqualify the responder from consideration. Submission of a solicitation response constitutes agreement by the responder that it has read and will comply with all provisions in this solicitation document, and any addenda issued, and not on oral statements. Solicitation responses shall be signed by a responder representative authorized to bind the responder. If a responder fails to submit any required forms and content, the County shall be entitled in its discretion to reject the submission as non-responsive. Solicitation addenda and additional information Changes, additions, alterations, corrections, or revisions will be made in writing via an addendum. The County reser ves the right to request any additional information at any stage of the solicitation process. Compliance shall be at the responder’s expense. Collusion Responders shall not enter into an agreement, participate in any collusion, or otherwise take any action in restraint of free competition in connection with this solicitation or any contract which may result, including actions involving other responders, competitors, County employees or County Board members. Evidence of such activity will result in rejection of the www.RiceCreekCommons.com/MasterDeveloper 20 solicitation response. Negotiation Upon selection of a master developer by the JDA and recommendation to the County, the County will negotiate a purchase agreement with the selected responded, and the master developer will then negotiate a master developer agreement with the JDA. The County reserves the right to negotiate contract terms contemporaneously and /or subsequently with any number of potential master developers as it deems to be in its best interests, and the JDA shall then have the corresponding right to negotiate with those master developers. The resulting agreements will include those terms and the salient features of the developer’s response that the parties agree are appropriate to achieve the development objectives articulated and referred to in this solicitation document, including the County’s objectives for the sale of the land, and the terms and conditions required or deemed appropriate as matters of JDA or County policy or relevant law including those relating to data practices, audit, equal opportunity, and other matters. The selection will not be final until the appropriate agreement (s) are executed by the parties. The County and JDA are not obligated to proceed to enter into a contract as a result of this solicitation and the selection of a responder for the purpose of entry into negotiations does not obligate the County, the JDA, or the responder to enter into a binding agreement. Public notice The County uses Onvia DemandStar (“DemandStar”) to release all competitive solicitations and associated addenda. Onvia offers contractors immediate and automatic notification of solicitation announcements, documents, results, and prior solicitation information 24 hours a day, 7 days a week. Subscription to DemandStar is free by following the DemandStar Registration Instructions. All other advertising or notices shall be published in the County’s official newspaper – Vadnais Heights Press. Public information Upon submission, submissions become the property of the County and will not be returned. All information submitted to the County will be considered government data in accordance with Minnesota statutes governing data practices, Minnesota Statutes, Chapter 13, including Sections 13.37 and 13.591. Only one response received If only one solicitation response is received and the County finds that the response satisfies the evaluation criteria of the County, the County may proceed to select a responder without re-solicitation. www.RiceCreekCommons.com/MasterDeveloper 21 Conflict of interest The selected responder shall comply with all conflict of interest laws, ordinances, and regulations now in effect or enacted during the term of the eventual agreement. The responder warrants that it is not now aware of any facts that create a conflict of interest. If a responder becomes aware of any facts that might reasonably be expected to create a conflict of interest, it shall immediately make full written disclosure of such facts to the County, including identification of all persons involved and a complete description of all relevant circumstances. Failure to comply with this requirement shall be deemed a material breach of the requirements of this solicitation and the eventual agreement. Response acceptance Solicitation responses conditioned upon selection as the master developer and receiving any other contract award from the County shall be rejected. Response mistakes A solicitation response may be withdrawn on written request of the responder prior to the solicitation due date and time. Prior to the due date and time, changes may be made, provided the change is initialed by the responder’s agent. Any solicitation response, withdrawal, or modification received after the solicitation due date and time shall be considered late and will not be accepted. www.RiceCreekCommons.com/MasterDeveloper 20 www.RiceCreekCommons.com/MasterDeveloper 22 A p p e n dic es The following documents are available on the Rice Creek Commons website (www.RiceCreekCommons.com/MasterDeveloper). Due Diligence Documents • TCAAP Offer to Purchase • Joint Powers Agreement establishing Joint Development Authority • TCAAP Final AUAR and Final Mitigation Plan • TCAAP Redevelopment Code • TCAAP Regulating Plan Map • Arden Hills Comprehensive Plan Amendment and Maps • Agreement with Carl Bolander and Sons Co. for Hazardous Material Abatement, Demolition and Site Remediation – TCAAP • Ramsey County Goals and Metrics • TCAAP Preliminary Design Report • Infrastructure Feasibility study • Original Maxfield study • TCAAP Energy Integration Resiliency Framework Phase 1: Policy White Paper • TCAAP Energy Integration Resiliency Framework • Rice Creek Meander Project at County Road H: Environmental Assessment Worksheet Maps • Land use map • Construction phasing plan www.RiceCreekCommons.com/MasterDeveloper 23 • Regional map • Rice Creek Regional Trail master plan www.RiceCreekCommons.com/MasterDeveloper 21 kimley-horn.com 2550 University Avenue West, Suite 238N, St. Paul, MN 55114 651 645 4197 Memorandum Date:December 18, 2015 To:Beth Engum, P.E. / Ramsey County Public Works John Anderson, P.E. / City of Arden Hills From:Jon Horn, P.E. Subject: Rice Creek Commons Site Redevelopment Infrastructure Implementation Schedule This memo summarizes the proposed schedule for the design and construction of the public infrastructure needed to support the redevelopment of the Rice Creek Commons site. Recognizing the effort and coordination that will be required to make this all a reality, I thought that this information might be helpful as we plan for 2016. The public infrastructure is proposed to be implemented in three separate construction bid packages as follows: Bid Package #1 – Rice Creek Remeander This bid package includes the remeander of Rice Creek and box culvert improvements to prepare for the reconstruction of the County Road H and I-35W interchange. The construction contract for this bid package has been awarded to Bolander Construction. Construction is currently underway with a scheduled completion date of July 2016. Bid Package #2 – County Road H and I-35W Interchange Final design plans have been completed for this bid package and they are currently undergoing agency reviews. A bid opening is currently planned for February 2016. Construction is proposed to begin in late spring 2016 with a scheduled completion date in mid-summer 2017. Bid Package #3 – Spine Road, Thumb Road/County Road I, Site Grading, Storm Drainage and Utilities This bid package includes the following improvements: · Construction of the Spine Road between Highway 96 and County Road H · Construction of the Thumb Road from the northern boundary of the TCAAP property to County Road I, including a new roundabout at the County Road I intersection · Site grading, storm drainage, sanitary sewer, and water main improvements to prepare the site for redevelopment Final plans are proposed to be completed for a bid opening in late 2016. Construction would begin in early 2017 with a majority of the work completed by the end of 2017. Page 2 kimley-horn.com 2550 University Avenue West, Suite 238N, St. Paul, MN 55114 651 645 4197 The implementation of these three bid packages would ready the Rice Creek Commons site for private investment beginning in late 2017 or early 2018. There are a number of critical schedule items that need to be considered in the implementation of the public infrastructure as follows: A. Role of a Master Developer A partnership with a Master Developer is critical in developing some of the final design details for the proposed public infrastructure and the Master Developer needs to be at the table when these design decisions are being made. The selection of a Master Developer in the first quarter of 2016 will allow them to be available for the necessary design discussions. B. Design Guidelines The preparation of Design Guidelines is proposed to supplement the TCAAP Redevelopment Code (TRC) and provide a more detailed guide for the quality and finish of the development. The purpose of the guidelines is to: · Help shape the design of the public realm, civic space, and infrastructure · Establish more detailed concept designs for the natural resources corridor, town center and gateway areas · Guide private investment in a way that supports the desired character of development The Design Guidelines are anticipated to be a four to five month exercise and the process needs to begin in early 2016 to allow the outcomes to be incorporated into the final design. It is important that the Master Developer be a part of the Design Guidelines process. C. Final Design Process and Agency Reviews/Approvals The final design process will require coordination with and reviews/approvals from a number of agencies including the cities of Arden Hills, Mounds View, and Shoreview; MnDOT; Rice Creek Watershed District; Army Corps of Engineers; Minnesota DNR; and MPCA. A six to seven month final design and agency review period is necessary to allow adequate time to complete the final plans and obtain the necessary approvals. In addition, cooperative agreements and financing plans need to be developed for the County and City cost contributions. The final design process should be initiated in early 2016 to allow adequate time for the necessary coordination efforts. D. Maximizing the Construction Bidding Environment The current construction bidding environment may create some challenges in obtaining competitive bids. Considering the significance of the County and City investments in the public infrastructure, optimizing the timing for the bidding process could result in significant cost savings. A bid opening for Bid Package #3 is recommended in November/December 2016 to maximize the bidding environment. E. Construction Timing/Schedule A bid opening for Bid Package #3 in late 2016 would allow the contractor the option to begin work in early 2017, weather permitting. Extending the 2017 construction season as much Page 3 kimley-horn.com 2550 University Avenue West, Suite 238N, St. Paul, MN 55114 651 645 4197 as possible would be beneficial considering the volume of work that needs to be completed to ready the site for development. The June 2015 Preliminary Design Report and the subsequent design work for Bid Packages #1 and #2 have established a good foundation for the required public infrastructure; however, there is still a lot of work to be done to allow Bid Package #3 to proceed to construction in 2017. I hope that this memo helps provide a good framework for our next steps. Please let me know if you have questions or we can provide additional information. Copy:Heather Worthington / Ramsey County Jill Hutmacher / City of Arden Hills