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HomeMy WebLinkAbout07-07-2025 JDA Work Session PacketJoint Development Authority TCAAP Redevelopment Project Joint Development Authority TCAAP Redevelopment Project JDA WORK SESSION AGENDA Monday, July 7, 2025, 5:30 p.m. at Arden Hills City Hall 1.Roll Call 2.Public Input 3.New Business a.Review Communications Update b.Review of Prior JDA Development Solicitation Processes c.Review Road Map 4.Administrative Director’s Report 5.Development Director’s Report 6.Commissioner Updates 7.Adjournment Joint Development Authority TCAAP Redevelopment Project Joint Development Authority TCAAP Redevelopment Project AGENDA ITEM 2 MEMORANDUM DATE: July 7, 2025 TO: Joint Development Authority Board of Commissioners FROM: Directors Mitchell and Jagoe SUBJECT: Public Input The public is invited to provide input. Comments will be limited to three minutes per person. Joint Development Authority TCAAP Redevelopment Project Joint Development Authority TCAAP Redevelopment Project AGENDA ITEM 3a MEMORANDUM DATE: July 7, 2025 TO: Joint Development Authority Board of Commissioners FROM: Allison Winters and Sara Swenson, Goff Public SUBJECT: Review Communications Update In May, Goff Public worked with Ramsey County and the City of Arden Hills on additional inquiries from Star Tribune reporter Matt McKinney for his article about the Outlot A groundbreaking and sustainable design guidelines, which ran on May 10: Green, but not green enough? First building at former TCAAP site misses efficiency targets. Goff Public also worked with project staff to issue a special update to the Rice Creek Commons newsletter list on May 7: Construction underway on first development at Rice Creek Commons. Also in May, the American Institute of Architects Minnesota published an article in the annual ENTER magazine focused on carbon-neutral development at both Rice Creek Commons and the Heights: New Developments in Carbon Neutrality in Minnesota (PDF attached). In June, Goff Public worked with JDA Chair Wicklund, Ramsey County and the City of Arden Hills on a statement about the outcome of the June 25 special JDA meeting regarding the request by Alatus for an extension to the preliminary development agreement. Star Tribune reporter Matt McKinney covered the meeting and decision by the JDA to take no action on the request: Rice Creek Commons board to part with TCAAP site developer citing sluggish pace. The next quarterly Rice Creek Commons newsletter is currently planned for August. There have been nine recent inquiries through the Rice Creek Commons microsite contact portal regarding housing, sustainability, wildlife, and requests for more information about the project. Staff responded to each inquiry directly. Attachment: ENTER Magazine, New Developments in Carbon Neutrality in Minnesota, 2025 New Developments in Carbon Neutrality in Minnesota ON A BRILLIANTLY SUNNY and bone-chillingly cold February day, contractors weathered the elements while continuing construction of a new all-electric community rising in St. Paul’s far northeast corner. The Heights will be Minnesota’s first large-scale, all-electric mixed-use development. But it is far from the last. Just a few miles north, Ramsey County and Arden Hills want Rice Creek Commons to follow roughly the same game plan in its construction of a community with nearly 2,000 housing units and dozens of businesses. Xcel Energy’s new St. Paul Service Center and a Twin Cities Habitat for Humanity housing development are under construction at The Heights, the 112-acre former Hillcrest Golf Club. The St. Paul Port Authority is developing the property using a plan the city created that calls for building 1,000 housing units and employing 1,000 workers. Meanwhile, Rice Creek Commons’s Joint Development Authority recently approved sustainability guidelines for the 427-acre community. Although work has not yet begun on the Joint Development Authority–planned project, contractors may start construction this year. The Heights and Rice Creek Commons will both mix ground-source The Heights’ public realm is envisioned to include public art, carbon-neutral site furnishings, and a diverse range of native plantings with integrated stormwater management to create interconnected habitats along the trails in the development. Rendering by LHB. The Heights and Rice Creek Commons are forging paths to a carbon-neutral future in Ramsey County BY FRANK JOSSI 37 electric heat pumps for heating and cooling systems, solar energy, highly energy-efficient design, and low- embodied-carbon materials. In doing so, the two developments could provide a blueprint for creating net-zero/carbon- neutral neighborhoods in a cold climate. LHB’s Climate Solutions team advises both projects on developing pathways to achieve their carbon neutrality goals. The Heights and Rice Creek Commons will showcase how all- electric communities can work and make economic sense compared to developments using fossil-fuel energy sources. The two developments “are really out front,” says LHB architect and researcher Rick Carter, FAIA. “They’re not just dipping their toes in the water.” The Heights started earlier on energy planning than Rice Creek Commons. After the St. Paul Port Authority purchased Hillcrest several years ago, the agency decided to plan it as a carbon- neutral community and renamed it The Heights. Arden Hills noticed. Arden Hills Council Member Tena Monson says the Rice Creek sustainability guidelines are “based on what’s happening and what has happened at The Heights. We thought that was a good playbook to follow and adapt to fit what we’re trying to do.” Other factors will likely normalize energy planning in community building and propel the acceptance of electric heating and cooking. Utilities such as Xcel Energy must reach the state’s goal of carbon-free electricity by 2040. St. Paul, Ramsey County, and Arden Hills all have aggressive sustainability goals—targets that the new communities will help them achieve. Both projects are seeking LEED for Communities Platinum certification from the U.S. Green Building Council, the program’s highest designation for 1 392025 | ENTER MAGAZINE382025 | ENTER MAGAZINE 1 Aerial view of The Heights from the corner of Larpenteur Avenue and McKnight Road. Rendering by LHB. 2 Xcel Energy’s TKDA- designed St. Paul Service Center employs an aquifer energy storage system. Rendering by TKDA. community developments. Carter says that just 10 or so projects nationwide have reached any level of certification using LEED for Communities, none in the Midwest. Ever-Green Energy has studied district energy systems operating on HVAC from the earth for both projects. Solar will also play a significant role. Plans call for walking and bicycling options and retail and services to reduce residents’ need to travel. Public areas, homes, and apartments will have access to electric chargers. hvac at the heights taps underground water The Heights stands on a former golf course that opened in 1921 and in 1945 became exclusively Jewish during a time of growing anti-Semitism. A diverse neighborhood grew around it over several decades during the club’s operation, which ceased in 2017. After the St. Paul Port Authority purchased the land, environmental mitigation efforts began to remove mercury contamination. The St. Paul City Council approved the Hillcrest 2 Both projects are seeking LEED for Communities Platinum certification from the U.S. Green Building Council, the program’s highest designation for community developments. 392025 | ENTER MAGAZINE382025 | ENTER MAGAZINE 3 3 Affordable townhomes and multifamily housing by Twin Cities Habitat for Humanity will use air-source heat pumps for heating and cooling. Photo courtesy of Twin Cities Habit for Humanity. Master Plan by architecture firm Cuningham in 2022. Three different energy sources will power The Heights. One is an aquifer thermal energy storage (ATES) system that Ever-Green Energy designed and will operate as a nonprofit community entity. The second is electric heat pumps. Habitat for Humanity has been building 147 affordable townhouse and multifamily housing units with air-source heat pumps for heating and cooling. The third source is another aquifer energy storage technology developed by the local firm Darcy Solutions for Xcel Energy’s new service center. Twin Cities Habitat for Humanity chief real estate officer Cecile Bedor says The Heights offered an opportunity to be part of development “that reflected the values of our organization.” But it came with challenges. Habitat has never built an all-electric development as large as The Heights in Minnesota—or, likely, anywhere else in the country. The organization also had to rush to prepare the site after it was chosen as Habitat’s annual Jimmy & Rosalynn Carter Work Project for 2024. The late September and early October event drew more than 4,000 volunteers. The buildings, designed by in-house teams at Habitat and Doran, employ solar shingles, which Bedor says blend into the roofs so well that people rarely notice them. Their installation requires unique roof pitches to “The Heights design guidelines have an energy use target that’s 50 percent better than any current energy code in the country, and geothermal is going to get us there.” 412025 | ENTER MAGAZINE402025 | ENTER MAGAZINE 4 continued on page 98 4 Apartments developed by Sherman Associates and JO Companies and designed by Kaas Wilson Architects will use water- based loops connected to heat pumps for heating and cooling. Rendering by Kaas Wilson Architects. maximize solar energy production, she adds. Ever-Green Energy plans to connect as many as 10 commercial and multifamily buildings to a networked aquifer thermal energy system it will build and help operate. It’s the right approach for The Heights, says Luke Gaalswyk, president and CEO of Ever- Green and its parent company, District Energy St. Paul, because the site plan packs housing, offices, and industrial buildings together, leaving little land for ground-source geothermal, which requires dozens of wells. Last year, the nonprofit The Heights Community Energy landed the first loan administered by the state’s green bank—the Minnesota Climate Innovation Finance Authority (page 34)—to begin building the system. The $4.7 million loan went toward the purchase of piping and other supplies. “This will be our first network geothermal system and our first deployment of aquifer thermal energy storage,” says Gaalswyk. Such aquifer thermal systems have been used in Western Europe for decades yet remain relatively new in the U.S. With federal tax credits, Gaalswyk says the cost of the networked geothermal system is competitive with fossil-fuel-based district energy. TKDA designed Xcel Energy’s new service center and adjacent fleet building. TKDA project manager Craig Coil says the lack of space for a traditional geothermal system and design loads drove the decision to use Darcy’s technology. “An aquifer system was the only way to achieve the building loads required for the project,” says Coil. Twelve Darcy wells will provide heating and cooling for the 339,000-square-foot service center and 30,500-square-foot fleet building. Coil says that a large rooftop solar installation—1.16 megawatts—will provide much of the energy needed for the project, which is designed to achieve LEED Silver certification. The other big piece of The Heights is multifamily housing developed by Sherman Associates and JO Companies and designed by Kaas Wilson Architects. Port Authority real estate director Kristine Williams says she believes at least two apartment buildings and another industrial structure will begin construction this year and join the district energy system. Kaas Wilson Architects operations vice president Nick Conniff, AIA, says the apartment designs will optimize building envelopes and use water- based loops connected to heat pumps for heating and cooling. “The Heights design guidelines have an energy use target that’s 50 percent better than any current energy code in the country, and geothermal is going to get us there,” he says. Collin Kaas, AIA, partner at Kaas Wilson Architects, says passive building strategies will help meet the project’s net-zero target, with the added benefit of saving residents money on utility costs. “The exciting thing for us is that we’re always striving to create affordable housing even if it’s not labeled as affordable,” he says. About half of the businesses interested in locating at The Heights highlight the net-zero goal, with the other half citing the location. “Some of them say, ‘this is great new space in St. Paul, and we want to be in this location,’ and others say, ‘this is a great development I’d like to be part of,’” 412025 | ENTER MAGAZINE402025 | ENTER MAGAZINE says Williams. “It depends on how those potential end users hear about us.” rice creek commons readies for development Rice Creek Commons had been part of the Twin Cities Army Ammunition Plant (TCAAP) and Arden Hills Army Training Site, which spanned over 2,300 acres. The ammunition plant closed in 1976, and several years later the land was declared a Superfund site. Ramsey County bought 427 acres of TCAAP in 2012, established the Joint Development Authority with Arden Hills, and hired contractors to remediate the land to residential standards. Rice Creek Commons’s surrounding neighborhood is much less densely populated than that surrounding The Heights, an advantage that gives Rice Creek almost four times more land for development than The Heights. The plan calls for a $1 billion buildout of five neighborhoods including a mixed- use town center, three residential communities, and a commercial area. Arden Hills Council Member Tena Monson, who is also a Joint Development Authority board member, says the goal of carbon neutrality comes with some trepidation. The project’s developer, Alatus, has experience building sustainable housing, and the project will naturally attract other developers with experience in electric heating and cooling. Still, net zero is a relatively new concept, and a process for waivers exists if a developer cannot do all-electric buildings. “We know we’re pushing the envelope there, and we’re asking people to really do something different,” says Monson. “We want to be ambitious. We want to see how far we can go.” How Rice Creek Commons will be heated and cooled remains an open question, but geothermal will likely play a significant role, with Ever-Green Energy and LHB assigned to study potential avenues for clean district energy at Rice Creek. Their report suggests an approach that combines high-performance, all- electric buildings that perform 50 percent better than code with district energy approaches and efficient HVAC solutions such as heat pumps. Compared to a “business as usual” development, Rice Creek Commons’s energy vision would reduce greenhouse gases by 80 percent, with the remainder made up by onsite solar and the purchase of carbon-free electricity through Xcel’s Renewable Connect program. Monson, who works for a solar company, says ground-mount and rooftop photovoltaics will be part of the buildout of Rice Creek Commons, and highly efficient solar- and EV-ready homes will be standard. Multifamily developments must have accessible charging stations, and developers must consider embodied carbon in their projects. CARBON NEUTRALITY continued from page 41 992025 | ENTER MAGAZINE982025 | ENTER MAGAZINE Monson says the primary challenge will be attracting retail businesses and providing entertainment options so residents can shop, dine, and attend events close to home. Making connections through walking and bicycling trails to other parts of Arden Hills is essential, too, in creating a sustainable community. Last year, Ryan Companies began envisioning and pursuing build-to-suit clients for the Army ammunition site known as the “thumb parcel” in the northern part of Rice Creek Commons next to I-35W. Ryan plans to construct 400,000 to 600,000 square feet of commercial real estate on the site and align the buildings with Rice Creek’s energy goals. Monson says Ryan could break ground on one project this year, with more developments coming online in other parts of Rice Creek in 2026. Ryan Companies sustainability director Kaitlin Veenstra says the first development, a 158,000-square- foot office and manufacturing building on 10 acres, will use a ground-source geothermal system. The company has grown more comfortable with the technology after installing it in a 400,000-square-foot life sciences and office building in Maple Grove for a client with sustainability goals, she says. Still, she adds, it’s a challenge to determine how many wells need to be drilled for a building, and assumptions can change when determining cost, timing, and other factors in geothermal projects. The good news for developers is that the Twin Cities has a strong bench of contractors familiar with geothermal, says Veenstra, which will only grow as interest in the technology increases. “As projects start to come online, I think other clients will start to see the value of reduced maintenance requirements and lower operating costs and get behind this as a strong solution for the Twin Cities area,” she says. Another challenge Rice Creek and similar communities face is educating builders and residents about the advantages of all-electric living. Ramsey County redevelopment manager Ella Mitchell says some developers are skittish about green technologies they tried five years ago that didn’t seem to work well. They will need to learn that many improvements have been made to those technologies to increase their performance. “I hope it becomes a virtuous cycle as the public is more comfortable with things like induction stoves and developers get more comfortable building with those products because they feel like there’s a market for them,” says Mitchell. “Or maybe it’s vice versa: As developers build these products, people get to experience them and see the benefits.” Your cutting-edge design. Our razor-sharp risk management. We mitigate and manage risks that architects and engineers face every day. Our deep knowledge of your profession brings an unmatched level of expertise to the most innovative and creative endeavors. Professional Liability • Commercial Insurance • Employee Benefits Work Comp Management • Safety • Human Resources • Enterprise Risk 952.707.8200 | kainsurance.com 992025 | ENTER MAGAZINE982025 | ENTER MAGAZINE Joint Development Authority TCAAP Redevelopment Project Joint Development Authority TCAAP Redevelopment Project AGENDA ITEM 3b MEMORANDUM DATE: TO: FROM: SUBJECT: July 7, 2025 Joint Development Authority Board of Commissioners Directors Mitchell and Jagoe Review of Prior JDA Development Solicitation Processes The JDA has undertaken two solicitation processes for development partners in the past. The primary documents for these solicitations are attached for review and discussion. Attachment: •Solicitation for Master Developer – 2016 •Request for Development Interest – 2023 Solicitation for Master Developer Rice Creek Commons, Arden Hills, Minnesota An unparalleled development opportunity in Greater MSP 2 I. Introduction 3 II. About Rice Creek Commons 5 A. The site 5 B. Regional map 6 C. Master plan 7 D. Land use map 8 E. History 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. Submission requirements 15 C. Evaluation criteria and selection process 17 D. Preliminary solicitation schedule 18 E. Pre-proposal conference 19 F. Solicitation process 19 G. Solicitation addenda and additional information 19 H. Collusion 19 I. Negotiation 20 J. Public notice 20 K. Public information 20 L. Only one response received 20 M. Conflict of interest 21 N. Response acceptance 21 O. Response mistakes 21 V. Appendix 22 Table of contents 3 Introduction 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 427-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. Also 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 two acres along the north and east sides of the site are designated for trails and open space. Ownership of this recreational and natural buffer will be retained by the County (See Rice Creek Commons parcels exhibit). 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 on 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 jobs, and the region as a whole. The site offers an extraordinary opportunity to develop a walkable community by interconnecting local and regional trail systems. 4 The City, as the land use authority, and County, as landowner, 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 relationship between the developer and the JDA for this redevelopment opportunity. Key documents and relevant background information on Rice Creek Commons are available at www.RiceCreekCommons.com/MasterDeveloper. 5 About Rice Creek Commons 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. 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 fully funded. The Highway 96 interchange was completed in 2015, and the County Road H interchange will be completed 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 202-acre Regional Trail Corridor adjacent to RCC on the north and east sides of the site provides opportunities for local trail connections to the Twin Cities area network of pedestrian and bicycle trails. 6 Regional map 7 Master plan The Arden Hills City Council and the Ramsey County Board of Commissioners have 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 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 28, 2015. The Ramsey County Board of Commissioners approved the Master Plan on January 19, 2016. The Master Plan lays out a vision for the following: • Campus commercial: The 46 acres comprising the northern portion of the site are 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 9-10 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 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 in substantial conformance with the approved TRC and Master Plan. 8 The zoning district designations represented on this map correspond to the City of Arden Hills official Zoning Map. Questions concerning the Zoning Map should be directed to City Hall. Zoning designations are subject to change. Please refer to the Zoning Code for complete information. Adopted by Arden Hills City Council: July 13, 2015 Printed: November 10, 2015 TCAAP Regulating Plan 0 0.50.25 Miles TRC CC – Campus Commercial TRC – Civic/Open Space TRC FO – Flex Office TRC RMU – Retail Mixed Use TRC NR-1 – Residential TRC NR-2 – Residential TRC NR-3 – Residential TRC NR-4 – Residential TRC NT – Neighborhood Transition TRC OMU – Office Mixed Use TRC OS – Open Space TRC TC – Town Center TRC – Water Infrastructure Right of Way Gateway Overlay District Pedestrian Priority Frontage Pedestrian Friendly Frontage ² Creek Hill T o w n A B Land use map A larger version of this map is available here. 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 closed 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 largely inactive starting in 1976. 10 Current status The County purchased 427 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. (See the JDA process flowchart) • The County currently controls 100% of the RCC area for development. • The final Alternative Urban Areawide Review (AUAR) was approved by the City in 2014. • 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 TCAAP Redevelopment Code (TRC) in July 2015. The TRC is the zoning document for RCC and includes design standards and other regulations relating to land development. Any changes to the TRC require City Council approval. • 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. • The Master Plan was approved by the Ramsey County Board of Commissioners on January 19, 2016. 11 Existing conditions Redevelopment of RCC requires 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 the 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 management features 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/buried. 12 Greater MSP Market 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 U.S. market. • It is also home to many large, privately held companies, including Cargill, the largest U.S. privately held company. • 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 (R&D) 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 helped lead 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. 13 Local Ramsey County (ramseycounty.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 most populous city. Ramsey County is rated “AAA” by Standard & Poor’s and Moody’s. Arden Hills (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 universities. The city was chosen as one of the 50 Best Suburbs in America in 2014 by Business Insider. Local market highlights • The value of new residential construction ranges from $400,000 to $900,000 per home. • Located within the Mounds View School District (moundsviewschools.org) which is consistently rated among the best in Minnesota. • 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 more than 26 miles of trails in Arden Hills. • Bethel University and University of Northwestern – Saint Paul are located in Arden Hills. 14 The solicitation 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 are consistent with 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 development products 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. 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 among the County, the City, the JDA, and the master developer in the context of RCC based upon the background supplied above and in the appendices. Specifically, address the following. i. Describe your vision of a successful development. What are your expectations of the City, County and JDA to achieve that development? ii. Describe the anticipated financial arrangement between the County, the City, and the master developer. Identify the anticipated expenditures in the next two to three years. When would the master developer purchase the 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. 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 is the general calendar of development and what are the significant decision points? ii. What portions of the site would you expect to develop in the early stages of the project? iii. What development components (i.e., town neighborhood retail and town neighborhood multi-family) should happen at the same time to maximize the development potential? iv. 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 communities where you have completed similar types of developments. 6. 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. 16 7. 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. 8. Describe your vision for the type(s) and amount of commercial development. 9. Describe your specific strategies in attracting major employers and commercial development to RCC. 10. 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 energy, roof-mounted solar installations, and other elements outlined in the Energy Integration Resiliency Framework. 11. 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 9, 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 17 Evaluation criteria and selection process Each response will be evaluated by the solicitation review committee on the following minimum criteria: • Proven qualifications to accomplish a project of the size and scope of RCC, including experience in development of mixed-use projects featuring 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 for the proposed type of development. The solicitation review committee will further evaluate responses based on the following additional criteria: • 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 commercial development. • 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 integrate components of the Energy Integration Resiliency Framework into the redeveloped area. • Ability to balance the goals for redevelopment as described in this solicitation. • Substantial compliance meeting submission requirements on pages 15-16. 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 JDA 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 JDA intends to conduct interviews with any or all responders at its discretion. The JDA is not responsible for any costs incurred by the responder in preparing for or participating in an interview or site visit. Solicitation released February 1, 2016 Pre-proposal conference February 18, 2016, 10 a.m. Deadline for submission of questions February 19, 2016, 4 p.m. Responses to questions posted February 26, 2016 Solicitation responses due March 9, 2016, 2 p.m. Solicitation Review Committee evaluation and shortlist March 24, 2016 Deadline for submission of additional information April 8, 2016 Evaluation, interviews, and recommendation to JDA April 14, 2016 JDA selects master developer May 2, 2016 Negotiate terms and conditions of master developer agreement (JDA) TBD Negotiate terms and conditions of purchase agreement (County) August 2016 Approval of master developer agreement October 2016 Approval of purchase agreement (County) December 2016 19 Pre-proposal conference To assist you with this solicitation and offer more background on the site strengths, constraints, and the current status of items described above, the JDA has scheduled an optional pre-proposal conference to take place at 10 a.m. Central time, on February 18, 2016, at the Union Depot, Red Cap Room, located at 214 4th Street E., Saint Paul, MN 55101. 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. Video from the pre-proposal conference will be posted at RiceCreekCommons.com/MasterDeveloper on February 19. Solicitation process The JDA will not provide compensation to responders for any expenses incurred to prepare a response or participate in the solicitation process. The JDA reserves 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, 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 JDA 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 JDA reserves 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, JDA employees, or JDA members. Evidence of such activity will result in rejection of the solicitation response. 20 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 respondent, 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 JDA 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 – and the City’s official newspaper – Arden Hills Bulletin. Public information Upon submission, submissions become the property of the JDA and will not be returned. All information submitted to the JDA 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 JDA finds that the response satisfies the evaluation criteria of the JDA, the JDA may proceed to select a responder without re- solicitation. 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 JDA, 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 JDA 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 changes are 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. 22 Appendix Due diligence documents • TCAAP Offer to Purchase (November 27, 2012) • Joint Powers Agreement establishing Joint Development Authority (December 17, 2012) • Joint Development Authority process flowchart (February 3, 2015) • TCAAP Final Alternative Urban Areawide Review (AUAR) and Final Mitigation Plan (July 2014) • TCAAP Redevelopment Code (May 27, 2015) • TCAAP Regulating Plan (November 10, 2015) • Arden Hills Comprehensive Plan Amendment and Maps (June 6, 2015) • Agreement with Carl Bolander and Sons Co. for Hazardous Material Abatement, Demolition and Site Remediation – TCAAP (February 7, 2012) • TCAAP Preliminary Design Report (June 25, 2015) • Market potential analysis for the TCAAP site (January 2013) • Energy Integration Resiliency Framework Phase 1: Policy White Paper (November 2014) • Energy Integration Resiliency Framework (April 2015) • Rice Creek Meander Project at County Road H: Environmental Assessment Worksheet (June 2015) Additional due diligence documents are available on the Rice Creek Commons website (www.RiceCreekCommons.com/Documents). 23 Goals and metrics • Ramsey County • City of Arden Hills Maps • Land use map • Construction phasing plan • Regional map • Rice Creek Commons parcels exhibit • Rice Creek Regional Trail master plan Twin Cities Army Ammunition Plant Outlot A (“TCAAP Outlot A”) Request for Development Interest (RDI) Submission Schedule and Contact Estimated RDI Schedule Request for Development Interest Issued April 24, 2023 Last date for submitting written questions May 16, 2023 Answers to questions posted on DemandStar June 9, 2023 Response deadline July 28, 2023 Review and assessment of responses August 16, 2023 Proposal recommendation and selection October, 2023 Negotiation of terms of purchase End of 2023/Early 2024 Ramsey County reserves the right to amend or withdraw this RDI at any time, to waive minor irregularities in the RDI process, and to reject any or all RDI responses. Questions regarding this RDI should be directed to: RealEstate@ramseycounty.us Ramsey County Community & Economic Development 15 West Kellogg Blvd. Saint Paul, Minnesota 55102 Submission of Responses (electronic submittals only; maximum 25 pages). Submit as an email with header “Proposal for TCAAP Outlot A”. Complete proposals must be received by 4:00 p.m., July 28, 2023. Changes or clarifications to this RDI and answers to any questions will be posted on DemandStar. Proposals received after the deadline will not be accepted. Send proposals to: RealEstate@ramseycounty.us Ramsey County Community & Economic Development Overview The Ramsey County (County) and City of Arden Hills (City) Rice Creek Commons Joint Development Authority (JDA) is offering a singular development opportunity in Arden Hills: a distinctive, commercially-zoned, 40-acre parcel located along I-35W with direct access from County Road H. The County seeks proposals from responders with the ability, experience and financial resources to purchase and develop this property, in alignment with the current zoning and comprehensive plan designation for the property, as well as with principles of Ramsey County’s Equitable Development Framework. For purposes of this request, “responder” includes any end-user buyer, business, developer or development team. Site Area History The former Twin Cities Army Ammunition Plant (TCAAP) property once comprised over 2300 acres of land in the City of Arden Hills and was used by the federal government for the manufacture of small arms ammunition during World War II. The TCAAP Site ceased operations in 1976 and was largely decommissioned in the 1980’s. In 2013, Ramsey County purchased 427 acres of TCAAP property from the federal government, including TCAAP Outlot A, and renamed the area Rice Creek Commons (“TCAAP/Rice Creek Commons”). The Arden Hills Army Training Site (AHATS) now uses 1500 acres of the TCAAP property. The remaining 300 acres are used by MnDOT, Ramsey County/Arden Hills Public Works Facility, Arden Hills City Hall and Rice Creek North Regional Trail. Site Description Ramsey County TCAAP Outlot A (“Site”) is a 40-acre property located in the northwest corner of Arden Hills, with frontage along I-35W and direct highway access from County Road H. TCAAP Outlot A is a noncontiguous portion of the 427-acre TCAAP/Rice Creek Commons redevelopment area. West of Site: I-35W. Beyond is the City of Mounds View residential and commercial/industrial uses. North of Site: State of Minnesota Department of Motor Vehicles facility in the City of Arden Hills. East of Site: Rice Creek North Trail Corridor. 112 acres, owned by Ramsey County. South of Site: County Road H and Rice Creek. Beyond is TCAAP land zoned for mixed use retail. Site Description Total Area 40.10 acres Existing Buildings None – Vacant Property Master Plan TRC Zoning Campus Commercial (CC) Zoning District Per TCAAP Regulating Code (TRC): The Campus Commercial Zoning District facilitates a building format that allows multiple, single tenant buildings or campuses within the northern "Thumb" site of the Plan Area. The goal is to allow for an individual plan approach for each campus or building, based on user preferences within a range of requirements. Background on the TCAAP Master Plan is found on the City of Arden Hills website. Permitted Uses - Commercial Business Service Clinic/Medical Office Financial Institution Food Preparation Hotel/Motel Office Pet Services Research and Development Facility Permitted Uses - Industrial Manufacturing & Processing – Class I.* [30% of gross building s.f. (GSF) must be office use.] *Manufacturing & Processing. Class I: All uses which include the compounding, processing, packaging, treatment, or assembly of products and materials. Generally, these are industries dependent upon raw materials refined elsewhere. These uses include, but are not limited to: fabrication of wood, metal, and plastic products; assembly of electronic components, equipment, and appliances; processing of chemicals, plastics, food products, and nonalcoholic beverages; manufacturing of clothing and textile products; distribution centers, lumber yards, printing and binding shops, machine shops, sheet metal shops, sign shops, contractor's shops and storage yards. Class I = without exterior storage. Accessory Commercial Uses Club, Sports & Fitness Daycare Facility Drive-up Windows Personal Services** Restaurant and Restaurant Fast-Food ** Typical personal services include but are not limited to: apparel tailoring and cleaning; hair styling, trimming and cutting; beauty services; photographic services; and other services of a similar nature. Per Arden Hills Zoning Code Section 1305.04 Definitions. Accessory Industrial Uses Warehousing (as an accessory use only to Manufacturing and Processing) [30% of GSF must be office use.] Comprehensive Plan Future Land Use Campus Commercial – (City of Arden Hills 2040 Comprehensive Plan) Platting Required TCAAP Outlot A will need to be platted into one or more lots. Preliminary and final plat are approved by the Joint Development Authority (JDA) and checked by the Ramsey County Surveyor’s Office. TCAAP Joint Development Authority The TCAAP Joint Development Authority (TCAAP JDA) is chaired by a resident of the City of Arden Hills and consists of elected officials from the City of Arden Hills and Ramsey County with the purpose of joint governance of economic development and redevelopment of the TCAAP/Rice Creek Commons property. The TCAAP JDA reviews all development proposals for conformity with the TCAAP Master Plan and has approval authority for such proposals. On February 6, 2023, the TCAAP JDA adopted the following vision statement for TCAAP/Rice Creek Commons: The Joint Development Authority’s (JDA) vision for the Rice Creek Commons site is to create economic prosperity, build an inclusive economy, have a long-term sustainable development, and develop an energy forward community by providing much-needed housing at a variety of income levels – including affordable housing – and creating well-paying jobs. Environmental History, Remediation and Current Status In 1983, the TCAAP property was placed on the federal and Minnesota Superfund lists. In 2013, Ramsey County acquired the 427-acre TCAAP/Rice Creek Commons property from the U.S. Government. Demolition and site remediation occurred on the 427-acre TCAAP/Rice Creek Commons property, cleaning the soil to residential standards, as defined by the Minnesota Pollution Control Agency (MPCA). In 2016, the MPCA issued a Certificate of Completion of Response Actions for soil remediation. In 2019, the 427-acre TCAAP/Rice Creek Commons property soil and surface water was delisted by the U.S. Environmental Protection Agency (“EPA”) from the federal National Priority List (“federal Superfund”). In 2020, the MPCA also delisted the 427-acre TCAAP/Rice Creek Commons property from the state Permanent List of Priorities (“state Superfund”). As result of the above actions, the site is development ready. More information about cleanup activities and environmental history can be found via the U.S. Environmental Protection Agency (EPA) and Minnesota Pollution Control Agency (MPCA) websites. Infrastructure Context Road and Utility Access (Thumb Road - Old Highway No. 8) • Two-lane undivided roadway with stripped center median with turn lanes - constructed and opened for access. Access to Interstate l-35W at County H interchange to the south and County Road I to the north. • Sanitary Sewer - 8" PVC constructed. Will require a joint powers agreement. Sewer Line Ownership, Operation, and Maintenance Agreement to be fully executed and will require the City of Arden Hills to replace flow-metering system. • Watermain - 12" PVC watermain with hydrants constructed in Thumb Road is operational. 12" public watermain loop must be constructed on the easterly side of Outlot A. • Storm Sewer - constructed and operational. No provision for Outlot A. Stormwater Management • Part of the approved Comprehensive Stormwater Management Plan (CSMP) with the Rice Creek Watershed District. • Infiltration possible on this site due to favorable soils and limited impacted soils. • Surface stormwater management facility at south end of site. • Discharges to Rice Creek. Request for Development Interest – Required Proposal Contents Proposals must clearly and accurately demonstrate the expertise, capacity, and experience of the team to meet the requirements of this RDI and the proposed project. Responses will be reviewed and evaluated according to alignment with the County’s Economic Inclusion Plan and Equitable Development Framework (see Appendix). Responders should provide the following information: • A cover page expressing the vision for the property and including: name, mailing address, telephone number and email of the primary contact person; signature of authorized representative of proposal team. • Company Information including: brief description of the company, size of the company, years in business, and type of entity. Identify any women, racially and ethnically diverse and/or veteran- owned contractors/construction managers or professionals who would be involved in the project. • Proposed project description including: vision, use(s), scope and intended development program for the site. • Conceptual site plan showing the development program. • Statement regarding alignment of the proposed development program with underlying zoning • List of at least three successfully completed projects of similar size and scope to the project proposed. • Brief narrative describing how the proposed project meets or exceeds the vision statement for TCAAP/Rice Creek Commons adopted by the TCAAP Joint Development Authority (see above). • General approach including community engagement plan and proposed timeline. • Land valuation (purchase price). Proposal Evaluation and Selection Evaluation of complete responses to this RDI will be conducted in a systematic manner that will include, but not be limited to, the following criteria: I. Site and Project Program. Proposed commercial or industrial components, square footages. Creative and efficient design. Preservation of existing natural features. II. Racial Equity and Inclusion. How the proposed development aligns with Ramsey County’s Equitable Development Framework strategies. III. Regulatory feasibility. Alignment with the TCAAP Regulating Code and City of Arden Hills Comprehensive Plan. IV. Economic Impact: Proposed property purchase price, estimated taxable market value of completed project, hiring of women, racially and ethnically diverse and/or veteran-owned contractors and workers, and project’s overall employment potential. V. Development Team: Overall experience of company and project principals with similar projects and the type of development proposed; financial and team member capacity to implement proposal; previous experience of development team working together. County Terms and Conditions Solicitation addenda and additional information Changes, additions, alterations, corrections or revisions to the RDI will be made in writing via an addendum. Addenda will be posted to DemandStar and the Rice Creek Commons webpage and sent by email to those who provide contact information to the RDI contact, RealEstate@ramseycounty.us. The County reserves the right to request any additional information at any stage of the process. 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 the proposal, an interview, site visit or other activities related to the RDI. Additional due diligence It is the prerogative of Ramsey County to continue to do due diligence as needed during the RDI solicitation period to inform future direction for this property. 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 Commissioners. Evidence of such activity will result in rejection of the proposal. Negotiation Upon selection of preferred buyer(s), the County will negotiate development and purchase agreement(s) with the selected respondent(s). The resulting agreements and final design will include those terms and the salient features 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 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 is not obligated to proceed to enter into a contract as a result of this solicitation and the selection of respondent(s) for the purpose of entry into negotiations does not obligate the County, or the respondent(s) to enter into a binding agreement. Public notice The County uses DemandStar to release information on this real estate development opportunity and associated addenda through a public process. DemandStar offers immediate and automatic notification of documents and information 24 hours a day, 7 days a week. Subscription to DemandStar is free by following the DemandStar Registration Instructions. Notice of this opportunity will also be communicated through other publications and membership organizations focused on real estate and economic development. Public information Upon submission, proposals 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. 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 RDI responses conditioned upon selection and receiving any other contract award from the County shall be rejected. Appendix City of Arden Hills 2040 Comprehensive Plan City of Arden Hills TCAAP Redevelopment Code (TRC) Ramsey County Equitable Development Framework (attached) Joint Development Authority TCAAP Redevelopment Project Joint Development Authority TCAAP Redevelopment Project AGENDA ITEM 3c MEMORANDUM DATE: July 7, 2025 TO: Joint Development Authority Board of Commissioners FROM: Directors Mitchell and Jagoe SUBJECT: Review Road Map The Road Map has been updated to reflect JDA feedback. Attachment: 2025 JDA Road Map Month Date Meeting/Action or Deadline Topics or Notes JDA Commissioner Onboarding City/County onboarding of respective new commissioners 21 JDA Meeting Organizational Items, Sustainability Design Guidelines, Outlot A Concept Review 3 JDA Work Session 2024 JDA Annual Report, Legislative and Communications Update 15 17 JDA Meeting Outlot A Entitlements Review, Committee Assignments 27 JDA Advisory Committee Meeting Discuss Development Agreement 7 JDA Meeting Outlot A Development Agreement, Budget Review 9 JDA Advisory Committee Meeting Discuss Development Plans 16 Energy Advisory Committee Meeting Onboarding 1 5 JDA Meeting Budget Amendment 7 JDA Advisory Committee Meeting Discuss Development Agreement 14 JDA Advisory Committee Meeting Discuss Development Agreement 16 Energy Advisory Committee Meeting District Energy 30 JDA Advisory Committee Meeting Discuss Development Agreement 2 JDA Meeting 4 JDA Advisory Committee Meeting Discuss Development Agreement 11 JDA Advisory Committee Meeting Discuss Development Agreement 18 JDA Advisory Committee Meeting Discuss Development Agreement 23 JDA Advisory Committee Meeting Discuss Development Agreement 25 Special JDA Meeting Consider extension to Preliminary Development Agreement 30 Jan Rice Creek Commons 2025 Roadmap Feb Deadline: JDA Annual Report due to City and County Deadline: Draft 2026 JDA Budget Mar Apr May Jun Expiration: Preliminary Development Agreement with Alatus Jul 7 JDA Work Session Solicitation Process Aug 4 JDA Work Session 1 Deadline: Coordinate JDA Budget with City and County budget processes 9 JDA Meeting Potential Community Education Event Oct 6 JDA Work Session 3 JDA Meeting 15 Deadline: Report back on City/County approval of JDA budget Dec 1 JDA Meeting Adopt 2026 JDA budget Nov Sept Joint Development Authority TCAAP Redevelopment Project Joint Development Authority TCAAP Redevelopment Project AGENDA ITEM 4 MEMORANDUM DATE: July 7, 2025 TO: Joint Development Authority Board of Commissioners FROM: Director Mitchell SUBJECT: Administrative Director’s Report A verbal update will be provided by staff. Joint Development Authority TCAAP Redevelopment Project Joint Development Authority TCAAP Redevelopment Project AGENDA ITEM 5 MEMORANDUM DATE: July 7, 2025 TO: Joint Development Authority Board of Commissioners FROM: Director Jagoe SUBJECT: Development Director’s Report A verbal update will be provided by Director Jagoe.