HomeMy WebLinkAbout2005-01-12 Handouts
Handouts Before You
TO: Honorable Mayor and Council Members
FROM: Teresa Bender, City Clerk/Co-Interim City Administrator
SUBJECT: Items to be Added to Agenda in RED
DATE: January 12, 2005
Memorandum from Ms. Sweeney, Account Clerk II Regarding Month End Financial
Statements
CONSENT AGENDA
9. Lynn & Associates (Staff Team Building and Leadership Training) - $2,715.43
10. Lynn & Associates (Search and Selection Profess - City Administrator) -
$2,50000
11. Res #05-005 - Lot Split #RI4-31-22-41-0016 7334 Brian Drive
(Housekeeping)
12. Res #05-006 - Rezone 7389 Old Mill Road, 6709, 6719, 6759, 6831, 6849, 6882,
6892,6903,6925,6937 & 6939, 6945, 6953, 6961, 6977 CenterviIle Road and
PIN #R26-3 1-22-22-0001 (Housekeeping)
13. Centennial Fire District - Quarterly Payment - $21,868.00
NEW BUSINESS
3. Backup paper work for grant
5. Community Festival (MAPCA) - Lions Representativery (Capra)
6. Jackson Commercial- Request for Letter of Credit Reduction
7. Appointment of Council Member to Participate in Upcoming Centennial Lakes
?oiice uepanmem urai Boards (2Ii2105, 8:30 a.m., Centerviiie Councii
Chambers)
OLD BUSINESS
2. Main StreetlCSAH 14 Project (Update - Meeting 1/12105 P. Palzer Attended)
ANNOUNCEMENTSIUPDATES
8. Eagle Pass Pond (Capra)
9. Tentative 135 Corridor Meeting Scheduled for January 20,2005 (7:00 p.m., Hugo
City Hall)
10. 2nd Alcohol Compliance Check of Year 2004 - Congrats to All Licensed
Establishments
CORRESPONDENCE RECEIVED SINCE DELIVERY OF PACKETS (FYI)
I. Memorandum -Interim Chief Makela (Reminder 2005 Budget)
2. Copy of Letter From Mr. Wesley Saunders-Pearce (Metro Env. Partnership
Grant) - Heritage Street/Lakeside Infiltration Project
3. Check #0003767982, Waste Management - $1,638.06 (Tipping Fees)
4. Letter from Ms Lori Hellum, 7185 Clear Ridge - CSAH 14 Concerns
5. Letter from Mr. & Mrs. Emil Baufield, 7063 Cottonwood Court - CSAH 14
Concerns
6. Letter from Mr. & Mrs. Bob Hathaway, 7060 Cottonwood Court - CSAH 14
Concerns
Ul
Mel11o...
TO: Honorable Mayor and Council Members
FROM: Ms. Kris Sweeney, Account Clerk II
SUBJECT: Month End Financial Statements
DATE: January 12, 2005
With the recent time constraints, I have been unable to complete the month end financial
statements because of utility billing, month end, quarter end and year end accounting
functions. These reports will be completed and provided to Council at their next
regularly scheduled Council meeting ofJanuary 26, 2005.
I apologize for any inconvenience this may cause.
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Lynn & Associates
10 January 2005
Ms. Teresa Bender
City Clerk, Acting City Administrator
City of Centerville
1880 Main Street
Centerville, MN 55038
INVOICE: Staff Team Building and Leadership Training
1-2 December Prepare for and deliver Leadership Workshop at Centerville
JJL: 2 hours
LL:3 hours
9 December St?ff Training Sessior) - Situational Leadership
JjL: 4 hours
LL: 3 hours
30 December Design and develop materials for City Council Retreat Meeting -
January 15
JJL: 5 hours
Expenses associated with consulting - meal expenses
. December 2 - Finance Director Interview
. December9 - Staff Meeting
$ 26.43
$ 64.00
$2,625.00
Total consulting:
TOTAL DUE & PAYABLE:
$2,715.43
Thank you.
Invoice is due and;payable upon receipt.
Invoice Number: C:2:05
5435 Wedgewood Drive, Shorewood, MN 55331
phone 952.474.2193 fax: 952.474.3738 e-mail jim@lynn-and-associates.com
10 January 2005
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Lynn & Associates
Ms. Teresa Bender
City Clerk, Acting City Administrator
City of Centerville
1880 Main Street
Centerviile, MN 55038
INVOICE: Search and Selection Profess - City Administrator
1 December
2 December
8 December
14 December
22 December
27 December
Work on Profile for the City Administrator position
JJL: 2 hours
Work on Profile for the City Administrator position
JJL: 2 hours
Preparation for meeting with Centerville City Council
JJL: 3 hours
Search activities
JJL: 4 hours
Search and screening candidates
JJL: 3 hours
Screenng resumes
JJL: 2 hours
LL: 2 hours
5435 Wedgewood Drive, Shorewood, MN 55331
phone 952.474.2193 fax: 952.474.3738 e-mail jim@Iynn-and-associates.com
29 December
Search and screening candidates
JJL: 2 hours
TOTAL DUE & PAYABLE:
$2,500.00
Thank you.
Invoice is due andpayabte upon receipt.
Invoice Number: C: 1 :05
5435 Wedgewood Drive, Shorewood, MN 55331 2
phone 952.474.2193 fax: 952.474.3738 e-mail jim@lynn-and-associates.com
tervi[[e
'Esta6{isfietf 1857
STATE OF MINNESOTA
COUNTY OF ANOKA
CITY OF CENTERVILLE
1880 'Main Street . Centeroi{{e, 'M:N 55038
(651) 429-3232 . 'Ftv;.(651) 429-8629
RESOLUTION #05 - 005
A RESOLUTION AUmORIZING A LOT SPLIT OF PARCEL #R14-31-22-41-0016, LOT 4, BLOCK 2
CLEARWATER CREEK (7334 Brian Drive - 2.35 ACRES) INTO TWO (2) PARCELS OF 1.0 ACRE
AND 1.35 ACRES
THE CURRENT RESIDENTIAL STRUCTURE WILL BE ON THE 1.0 ACRE PARCEL AND THE
PURPOSE OF THE WT SPLIT WAS TO ALLOW CONSTRUCTION OF A NEW RESIDENTIAL
STRUCTURE ON THE 1.35 ACRES
WHEREAS, the City ofCenterville complied with all Minnesota State Statutes regarding notification of
neighboring property owners and proper publication; and
WHEREAS, the City ofCenterville Planning and Zoning held a public hearing to obtain input regarding the
requested lot split on Monday, November 1, 2004 and recommended their approval to the City Council
contingent upon final approval of the City Engineer regarding drainage (see attached); and
WHEREAS, the City ofCenterville City Council held a public hearing to obtain input regarding the requested
lot split on Wednesday, November 10, 2004 and granted the lot split contingent upon final approval from Rice
Creek Watershed District (see attached) and the City's Engineer (see attached).
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
CENTERVILLE,NUNNESOTA:
1. To allow the requested lot split ofPlN #RI4-31-22-41-0016, Lot 4, Block 2 The Woods
of Clearwater Creek) - one (1) lot being 1 acre (100' x 418.58' x 100' x 371.81 ') and
contains the existing residential structure (7334 Brian Drive) and another lot being 1.35
acres (115.11' x 371.81' x 372.20' x 316.37) which will be utilized for new residential
construction contingent upon final approval from Rice Creek Watershed District and the
City's Engineer.
PASSED AND ADOPTED by the City Council this 12th day of January, 2005.
Attest
City Clerk
Mayor
,
,
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(
STATE OF MINNESOTA
COUNTY OF ANORA
CITY OF CENTERVILLE
NOTICE OF PUBLIC HEARING
LOT SPLIT REQUEST FOR PIN #R14-31-22-41-00~6 - (7334 Brian Drive, Mr.
.John Dahl) THE ENTIRE PARCEL SlZE IS 2.35 ACRES AND;MR. DAHLIS '.
REQUESTING THAT TWO (2) LOTS BE MADE -1.0 A.CRE AND us ACRES
(TIiATPART OF THE SOum.WESTERLY 100' ~TOFSEC 14, TWP~l,
RANGE 22, ANORA COUNTY MN, LOT 4, BLOCK 2 THE WOODS OF
CLEARWATER CREEl'{. .
THE PUBLIC HEARINGS WILL BE HE' .n BEFOREBOTiI THE PLANNING
AND ZONlNG COMMISSION AND CITY COUNCIL.
NOTICE IS HEREBY GIVEN, that the Planning and Zoning COmqllssion andth~ City
. Council of the City of CenterviI1e' will oonsider the requested lot split submitted bY Mr.
l)ah1 (owner PIN #RI~31-22-4}-OOI6 - 7334 Brian Drive). The entire IlarceJ size is
235 acres. Mr. Dahl 1S requesting that,two (2) lots be made ~ 1.0 acre and 1.3,5.acres
(that part of the southweSterly 100' feet of Sec 14, Twp 3 I; Range 22, Anoka County
MN, Lot 4, Block 2 The Woods of Clearwater Creek. The meetUJgs are scheduIe9 for
.Monday, November I, 2004 and Wednesday, November 10, 2004 respectively at' 6:30
p.rn. or shortly thereafter. The purpose of the meeting is to ascertain public input
regarding the above requll,St and the possibility of granting the lot split as requ(lSted." Both
public hearings. will be held in Council Chambers located at 1880 Main Street,
CentervilIe, Minnesota 55038.
The City HaIl is ADA accessible. Requests for hearing assiste<i devices or a s~
l~e interpreter must be reCeived before 4:00 p.rn. October 29, 2004. All personS
iQ.ierested are invited to attend and to be heard.
. You may oontact the City Clerk's office at (651) 429-3232 or by Iacsin1i1e (651) 429-
8629 if you need additional information. If you deSire, you may email:
ksvkes@centervillemncom or tbender@centervillemn.com with questions or concerns.
This notice is also available on the City's web site: www.centervillemn.com.
October 13, 2004
T~esa Bender, Gity Clerk:-MCMC .' . . .... ~.
Published in tlie QUad COIillllunity Press on October 19 and October 26, 2004 ..
~~
i
ervi[[e 1880%ai1iStreet... CentervifCe,:M3{5503C
'Estaflisfi.ec[ 1857 qTY OF CENTERVILLE (651) 429.3232 .. 'Fa;c (651) 429.8629 .
APPLIC^TION FOR LOT SPL~/LOT COMBINATIO.\VIREZONING
OT SPLITIL9T COMBJNATION:
----.-/
. REzONJNG:
..- Any additional costs incnrred for .'
FEE: Iqtf' + Z"!1ri".~ legal fees, pliblication or ,
~ reqnzremenJs
DATE PAID: I () - /
STREET LOCATION OF PROPERTY: 7 ?1$s/ P r / 'ff/l/ ,..e:JYI'V f' .
LEGAL DESCRIPTION OF PROPERTY: ,6IfI~-Z2 -{/J~OCJ/h
L:-OJ cf (3/1:( ;> . . .
( )J'" or:! > 0 (l C 1..",1'1/" CIJ" wf.,. </ Co V .JL .e k:.
SIZE OF P ARCEL(S):
PROPERTY owNER:
FEE OWNER:
ADDRESS:
APPliCANT'S INTEREST INPROPERTY:
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LEASE HOLDER
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DESCRIPTION OF REQUEST:
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CITY OF CENTERVILLE
PLANNING AND ZONING COMMISSION
NOVEMBER 1, 2004
Pursuant to due call and notice thereot; the Planning and Zoning Commission held their regularly
scheduled meeting on November 1, 2004, at 6:30 p. m.
PRESEN" Mi.",.. Uokoo d
ABSENT: None
COUNCIL:
Linda Broussard Vickers
STAFF:
None.
L CALL TO ORDER
L Roll Call
The meeting was called to order at 6:35 p.m.
n. APPEARANCES
L Presentation of Recognition Plaque to Former Member Mr. John McLean
Chair Hanson presented a recognition plaque to Mr. John McLean for his years of service
to the City.
llL PUBLIC HEARING(S)
L Lot Split Reauest - Mr. John Dahl. 7334 Brian Drive
Chair Hanson opened the public hearing at 6:38 p.m.
Mr. Dahl appeared before the Commission and presented his lot split proposal for
consideration.
Mr. Greg Carpenter of 7328 Brian Drive said he thinks some of the wetland was already
mitigated and asked whether it can be mitigated again. He then said they are one foot
above the level of the pond so he is concerned that the water level does not rise.
Page 1 of5
Mr. Dahl explained that drainage culverts would be used to allow drainage to continue.
Mr. Carpenter indicated he would like information from the watershed district.
Mr. Dahl indicated he could provide the information to him.
Mr. Bob Cheetah of7329 Brian Drive indicated that he only received three days notice of
this meeting.
Commissioner Wilharber asked whether the applicant had received any information from
Mr. Palzer, the building inspector for the City. He then noted there is a question with
regard to the stub for water and sewer and an escrow for the work to be done.
Commissioner Wilharber asked whether the applicant had an issue with providing an
escrow.
Mr. Dahl indicated he did not.
Commissioner Wilharber noted that Mr. Palzer is asking for engineering to ensure the
culvert would work appropriately and that would be a cost to the applicant. He then said
the cul-de-sac was put in as temporary and it was originally planned that the road would
go through.
Commissioner Wilharber asked if the temporary cul-de-sac was made smaller to go
through in the future.
Mr. Richard Travis of7335 Brian Drive explained that the cul-de-sac is actually bigger in
case it ended up being permanent.
Mr. Dahl indicated that he spoke to Ms. Bender about the house pad being in a drainage
easement and then said that the pad is no longer in the easement.
Mr. Carpenter asked whether this request has any bearing on whether the cul-de-sac
becomes temporary or permanent.
Chair Hanson indicated that no one has come forward to ask that the street go through at
this time.
Mr. Cheetah asked what the front footage is.
Council Liaison Broussard Vickers explained that the front footage measurement is taken
at the house not at the street.
Mr. Carpenter asked for more time for reviewing this matter due to the short notice.
Page 2 of5
l
Chair Hanson indicated the Commission would be acting on the matter tonight and it
would be before Council for further comments.
Mr. Cheetah commented that neighbors have gotten no time to look into this and one
neighbor could not make it to the meeting due to late notice.
Council Liaison Broussard Vickers explained that you cannot drain water to someone
else so this would need engineering approval of the drainage. She then said that there are
other issues to resolve and Staff will be working on those. She further asked that
residents provide questions or comments to the City for consideration.
Mr. Carpenter said he would like to wait on the lot split to make sure all things are
completed.
Council Liaison Broussard Vickers indicated that the Planning Commission makes a
recommendation to Council but Council wouid not vote to approve the lot split until all
fmal approvals have been obtained from the City Engineer and Rice Creek Watershed
District.
Mr. Carpenter commented that they were told about covenants that said there are no lot
splits allowed.
Council Liaison Broussard Vickers indicated that would be a civil question to solve.
Commissioner Wilharber indicated he reviewed the letter from the Corp of Engineers and
asked how much fill would be used.
Mr. Dahl indicated he intends to fill 1,744 square feet for the driveway.
Commissioner Wilharber indicated he looked at that piece of ground and it drops off
significantly and he is concerned with drainage issues on this piece.
Motion bv Commissioner Wilharber. seconded bv Commissioner Lakso to close the
public hearinl!:. All in favor. Motion carried unanimouslv.
Chair Hanson closed the public hearing at 6:56 p.m.
Commissioner Wilharber said he is concerned with the potential for drainage problems
with this property regardless of whether this meets the lot split requirements.
Chair Hanson indicated that it is his opinion that this meets the requirements of the lot
split and he relies on the City Engineerto approve the drainage.
Motion bv Commissioner Lakso. seconded bv Commissioner Banzai to recommend
Council approval of the lot split for R14-31-22-41-0016 as requested continl!:ent
Page 3 of5
upon final approval from the Citv Enlrlneer on drainal!e. Aves - 4. Navs -
I(Wilharber). Motion carried.
IV. OLD BUSINESS
1. Ordinance #79 - Erosion & Sedimentation Ordinance
Motion bv Chair Hanson. seconded bv Commissioner Klenner! Hnnt. to table
Ordinance #79 and Ordinance #30. All in favor. Motion carried nnanimonslv.
V. NEW BUSINESS
1. Letter of Interest in Becoming a Member - Mr. Bob Wright and Mr. Thomas
Wood
The Commission discussed the duties of Commissioners with Mr. Wright and Mr. Wood.
. Motion bv Commissioner Wilharber. seconded bv Commissioner Klenner! Hnnt, to
recommend to Conncil appointment of Mr. Wril!ht and Mr. Wood to the Plannin!!
Commission. All in favor. Motion carried unanimously.
Chair Hanson reminded the potential new members to be cognizant of any conflicts of
interest or the appearance of a conflict of interest as one interested party is a realtor.
VI. DISCUSSION ITEMS
Commissioner Hanzal asked that Staff confirm his e-mail address as he did not receive
the last e-mail from the City.
Council Liaison Broussard Vickers noted there was training available and asked that any
interested Commissioners contact Staff to be registered.
The Commission briefly discussed the proposed parking change and agreed that the City
is not interested in making any changes based on the information provided.
Chair Hanson informed the Commission that he had received a call concerning distasteful
signs in a resident's yard.
The Commission discussed the matter and Council Liaison Broussard Vickers explained
that the Council discussed this matter at its last meeting and was informed by the City
Attorney that there is nothing that the City can do to force the removal of the signs.
. .
Commissioner Wilharber indicated that the individual who contacted him was interested
in working with the City to determine whether an ordinance could be drafted to regulate
these types of signs.
Page 4 of5
City of Centerville
November 10, 2004
Council Meeting Mioutes
any possible leverage when discussing potential trails with Phase II. He also noted that
Mr. Keleher had come to the City with this proposal prior to the approval of commercial
park dedication fees and what is being requested seems to be an appropriate request.
Council discussed the matter and agreed to the amendment.
Motion bv Council Member Broussard Vickers. seconded bv Council Member Lee.
to direct Staff to mend the DeveloDer's Alrreement to note tbat the Dark dedication
fees cover Phases I and II. An in favor. Motion carried unanimouslv.
Council Member Capra indicated that the berms at the back of the property were removed
and that is causing an issue for residents.
Mr. Keleher explained that the previous property owner had piles of black dirt on the
property that needed to be removed as part of the approved grading plan. He then
explained that one of the neighboring property owners is encroaching onto his property
and they will be having it surveyed and asking that the fence be moved back. He further
commented that once things are resolved with the property line issues the area would be
landscaped and that should appease the resident concerns.
2. Mr. Rick Fox. Rehbein Properties and Mr. Dennis Shudv. Centerville Redi-Mix
Mr. Rick Fox from Rehbein Properties addressed Council and asked for authorization to
make a payment of$4,879.64 to pay off the assessments for the 1.3 acre parcel purchased
by Mr. Shudy.
City Attorney Hoeft indicated that the City would consider it a partial payment of Il1i
assessment and it requires no Council action.
Mr. Shudy indicated that he and Rehbein would add wording to the purchase documents
that the remaining assessment amount would be attached to the larger remaining parcel
and that no further assessments are pending on the 1.3 acres he is purchasing.
Council told Mr. Fox and Mr. Shudy that they should contact Staff should they need any
further documentation in order to record documents with the County.
VI. PUBLIC HEARINGS
1. ReQuest for Lot Split - Mr. John D~ hi 7334 Brian Drive
Mayor Sweeney opened the public hearing at 7: 15 p.m.
,'.-_i<." . :-X;;'~'_;,:,.;='.;}~, . ,':'~~;;'~c.''''_'~''''';'''~Jo:",,,,,':', ..';~',.~....~___,., "..~;4,"_:";.,.;., .",'. ,",~j '~_;~ . . .:.
Mr. Dahl appeared before Council and provided an overview ofhisrequest for a lot split.
_~~. .A~~:0~
Council Member Broussard Vickers indicated that the Planning Commission reviewed
the memo from Mr. Palzer concerning the water and sewer stubs and also took testimony
Page 3 of 10
City of Centerville
November 10, 2004
C01mci1 Meeting Minutes
from neighbors that are concerned about potential drainage issues. She then indicated
that the Commission recommended approval pending approval by the City Engineer of
the drainage plan.
Council Member Broussard Vickers indicated that it was mentioned that mitigation was
already done on the wetland.
Mr. Dahl explained that they had purchased wetland credits for the area of the driveway.
Mr. Dahl's engineer explained the proposed driveway and discussed it with Council and
Staff.
City Attorney Hoeft indicated that the Council need only be concerned with whetbc:lr the
request meets the requirements for a lot split and Staff will handle the sewer and water
stub along with the building permit and engineer approvals.
Greg Carpenter of 7328 Brian Drive indicated that he is not opposed to the lot split but is .
concerned about drainage as his lot is the lowest. He then said that in the photocopied.
drawing the drainage easement was removed and he is concerned that it was removed
from the plat.
City Attorney Hoeft explained that the original plat had not been changed and the
drainage easement remains. He further noted that the drawing submitted with the
application is a survey drawing and not the plat.
Mr. Dahl's engineer indicated that the wetland has no natural inlets and only accepts
water from the backyards in that inrmediate area.
Motion by Council Member CaQra. seconded by Council Member Paar. to close the
public hernu\!. All in favor. Motion earned uuanimously.
:Mayor Sweeney closed the public hearing at 7:30 p.m.
Motion by Council Member Capra. seconded by Council Member Broussard
Vickers to approve the lot split as requested pendin!!" final approval from Rice
Creek Watershed District and the Citv Enl!"ineer. All in favor. Motion carried
unanimouslv.
vn. NEW BUSINESS
I. Job Descriptions - Staff
."",.,- ':,^~L.....~..,:.._;o;,.:..:;;;:'....,~...,~,;.~-;,...c.. . ~,~~;~!"",", __ :,lI.;.~;.;a>Ji_ .. ';;-:'YV~" "
Motion by Council Member Capra. seconded bv Council Member Lee to table. Ail
in favor. Motion carried unanimouslv.
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Page40fIO
,-
,..
THIS IS NOT A PERMIT
At their meeting held September 22,2004 the Board of Managers oft4e Rice Creek.
Watershed District took action on your Permit Application as shown on the attached
document. The following definitions may be helpful to acquaint you with our procedilre
and effect timely permit issuance: .
~APROC (Qonditional APproval fending Receipt Of Changes) = The District has nearly
all exhibits required for adequate review and issuance of a permit; you have 90 days to
submit the required non-administrative item(s) and six months to submit the required
administrative items. After this time, the application reverts to a denial and a new
application will 'need to be submitted.. Please submit additional exhibits with yaw
application number affixed in trivlicate: Failure to identify your exhibits by Permit
Application number could mean a delay in issuing your permit. Fo.. any items other
than a cash surety, the District will need time to review the exhibits ~nd documents
- prior to issuance of the permit. You must call the District Office to arrange a time
to pick up your permit.
Cash su..ety: If your project requires a cash surety, the surety will be kept through final
inspection to assure erosion control measures remain current as shoWn in plan and aiso
for-compliance with other permit requirements. Up to the fiTst $5,000 must be cash - a
check from the applicant is acceptable. Amounts over $5,000 are accepted in the fonn of
an irrevocable letter of credit or an insurance company bond. -The format for the letter of
credit and bond can be found on the RCWD web page listed in the next paragraph.
If your project requires an Operation and Maintenance agreement this needs to be
submitted as a separate legal document. Guidelines for a separate legal document are
available on the RCWD website www.ricecreekwd.com. Forward one draft document
(Unsigned), for review by the Permit Coordinator. Following any comments, you must
submit an acceptable original document to the County Recorder's Office and provide
RCWD With a photocopy exhibiting' the Document Number. PERMIT WILL BE
ISSUED AFTER WE RECEIVE FINAL COpy AND PROOF OF RECEIPT BY
COUNTY RECORDER. When youireceive the final recorded document, you must send a
copy to RCWD. No surety refund will be made by RCWD until official proof of
recording is provided. -
Atter receipt and revie"{ of additional exhibits, more information may be required for
clarification to ensure that District's requirements have been met. If you have any
questions, please call Ken Powell at 763-398-3070.
- cc:City pf CenteryilIe .
RCWD File # 04-098
"
r
04-098
Rice Creek Watershed District Permit Application.Number
Applicant:
John Dahl
1101 Holly Court
Hugo, MN 55038
Ph: 651-484-4678
Fx: % Consultant
Consultant: William McCully
Glenn Rehbein Companies
8651 NaplesStreetNE
B1aine,MN 55449
Ph: 763-784-0657
Fx: 763-784-6001
wmccully@rehbein.com
'.
Purpose:
Land Development Plan and Wetland Alteration Plan to split Lot 4, Block
2 of The Woods at Cl<:<arwater Creek into 2 lots, 1.9:1: acres.
Location:
Y2 mile north of Main Street and east of Ilrian Drive, Centerville.
T-R-S:
31-22-14 daca
District RUle: D, E & F
Recommendation: Conditional approval pending receipt of changes and outstanding
items related to: .
Wetlands
1. Revised Wetland Replacement Plan satisfying TEP comments
(see Finding 3 for discussion).
2. Proof of wetland bank credit purchase (to purchase after rEP
acceptance of sequencing),
Floodolain
3. Identification of proposed driveway culvert size (diameter) and
hydrologic calculations demonstJ;ating no ip.crease in 100-year.
flood elevationofthe.onsite wetland.
4. Proposed loD-year flood elevation and existing emergency
overflow route and elevation for wetland basin north of
proposed driveway.
.
:<: ...' "-..,........'-;.;. '''. .... ....~ _ ._.,....::. c'. ... '.. .
5; Revised grading plan complying with District freeboard
requirements (if necessary per Pending Item 4).
Emmons & Olivier Resources, Inc.
9/17/04
",""
Permit h?plication No. 04-098
John Dah]
Administrative
6. Electronic or reduced (l I x 17) copy of approved Grading Plan.
7. Cash surety in the amount of$I,500.
Exhibits:
. I. Permit Application dated July 23, 2004, received July 23, 2004.
2. Project Narrative prepared by Glenn Rehbein Companies; dated July
. 12,2004, received July 12,2004.
'3. Site Sl<etch' prepared by Glenn Rehbein Companies, undated,
received July 12, 2004.. '
,
4. Final Grading Plan for The Woods at Clearwater Creek prepared by
GleIU) Rehbein. Companies, dated July 28,1998, received August 19,
2004.
5. Preiiininary Plat for The Woods .at Clearwater Creek; prepared by
Glenn Rehbein Companies, undated, received August 19,2004.
.6. Site and Wetland Replacement Plan prepared by Gleun Rehbein
Companies, laSt revised September. 14, i004, received September 15,
20M.
. 7. Letter requesting need for DNR permit prepared by Glenn Rehbein
Companies, dated August 18, 2004, received August 19,2004.
8. Project Deseription prepared by Glenn Rehbein Companies, undated,
received August 19,2004.
9. Wetland Sequencing Arguments prepared by Glenn Rehbein
Companies, undated, received August 19, 2004.
. 10. MN Application for WaterlWetland Projects, undated, received
August 19,2004.
I
11. MN WCA Purchase Agreement for Wetland Banking Credits, dated
August 18,2004, received August 19,2004.
12. ' Application for Withdrawal of Wetland Credits from MN Wetland
Bij.nk, ,u,ndated,received August ~9, 2004.
13. Location Map prepared by Glenn Rehbein Companies, undated,
. received August 19,2004.
E=ons & Olivier Resources, Inc.
2
9/17/04
. ,
Pennit Application No. 04--098
John Dahl
r
14. Comment Letter prepared by MN DNR, dated August 30, 2004,
received September 1, 2004.
15. RCWD Permit File 98-088.
Findings:
1. The project entails a lot split on Lot 4, Block 2 (1.9ofo acres) of The
Woods of Clearwater Creek approved under RCWD Permit 98-088.
2, RUJioff from the proposed home would flow over green Space before
dischargii:J.g to DNR Public Waters Wetland 545w (DNR 545w).
Driveway runoff will drain to both DNR 545w and Brian Drive,
which drains to a stonnwater pond constructed as part of RCWD
Permit 98-088. This satisfies District stonnwater management
requirements.
3. District staff has field verified' exiSting wetland boundaries as
consistent with the delineation approved under RCWD Permit 98-
088. This project proposes filling 1,744 SF (0.04 acres) of Type 6n
wetland within DNR 545w. This exceeds the deminimis exemption
of 400 SF; therefore, 2:1 replacement is required per WCA rules.
A wetland replacement plan applic~tion and.sequencing narrative
have been submitted, which indicates the Applicant Intends on
purchasing wetland bank credits to provide the required mitigation.
However, j\lstification for purchasing replacement credits in an
adjacent watershed is required. Additionally, the proposed
replacement wetland. to be purchased is "out-of-lOnd" because it is
not the same wetland type as the impacted wetland (Type 2).
Therefore, the required replacement ratio is 2.25: 1. These comments
must be addressed before proposed wetland banking credits may be
approved to mitigate for the proposed impacts. Proof of purchase of
this wetlimd bank credit is required (after TEP acceptance of
sequencIng).
4.
There is no RCWD lOO-year regulatory flood elevation established
for this site. No floodplain fill is proposed.
.'
The proposed driveway will cross the overland outlet route of the
onsite w~tland (DNR 545w), which is to be maintained by a culvert.
. of unspecified size, The proposed culvert invert elevations are
. 904.5(S) and 904.2(N), respectively. The profile view of. the
J2Ioposed, driveway, sp~cifiesthe lowest .drivllway overtopping
elevation to be 906.'0 and that the existing low point was 904.12.
Identification of the proposed 22 LF CMP 'driveway culvert size
(diameter). and hydrologic calculations demonstrating no increase in
100-year flood elevation of the ansite wetland are required.
E=ons & Olivier Resources, Inc.
3
9/17/04
. ; <r . ~ ,
rennit Application No. 04-098
John Dahl
Based on infonnation from RCWD Permit 98-088, emergency
overfloW elevation for the onsite wetland is 906.7 located north of
the site; however, this elevation is not clearly identified on the
submitted plans. Also, there is no 100-year flood elevation
established for the onsite wetland. The proposed 100-year flood
elevation and emergency overflow elevation and route for the
wetland basin north of the driveway are required.
The proposed low floor elevation is 908.0. This elevation will be
evaluated for compliance with District freeboard requirements once
Pending Item 4 has been addressed. .
5. An acceptable erosion control plan has been submitted including silt
fence downstream of disturbed areas, revegetation specifications and
an implementation schedule.
Board Action:
Emmons & Olivier Resources, Inc.
4
9/17/04
x
Minnesota Department of Natural Resources .
DNR Waters - Central Region; 1200 Wamer Road, St. Paul, MN 55106-6793
Telephone: (651) 772-7910 Fax: (651) 772-7977
.~~
August 30, 2004-.
William McCully, PE
Glenn Rehbein Companies
8651 Naples St. NE
Blaine, Minnesota 55449
RE: Woods of Clearwater Creek Lot Split, Section 14, TIIN-R22W, Adjacent to Public Waters Wetland No. 2-
545W, City of Centerville, Anoka County
Dear Mr. McCully:
We have reviewed the materials you submitted and detehniued that (see "X"ed item below):
x
No DNR authorization is needed for the project you propose, as the project will not be located within a
lake, wetland or stream suJr.ject to DNR Water Permit jurisdiction. Approvals or permits may be required
from other federal and/or local government Units. .
Your proposed .project is located within a lake, wetland or stream subject to DNR Water Permit
Jurisdiction, but no DNR permit is needed if the project is cOnstructed in accordance with the submitted
plans and/or description. Approvals or permits may be required from o.ther federal and/or local government
units. .
Your proposed project is 10c;1ted within a lake, wetland or stream subject to DNR Water Perinit
Jurisdiction, but your project is covered Under a General Permit issued by the DNR (copv enclosed), Please
read the permit conditions to ensure compliance with this Permit.
o
o
o
The project you propose is within a DNR Public Waters Wetland(s), but DNR Water Permit jurisdiction
has been waived to Y9uT Local Government Unit (LGU) responsible for implementation of the Wetland
Conservation Act. . The Township should be contacted for Wetland Conservation Act compliance
woffirntion. .
Other Comments: We have considered this area of wetland to be approximately 100 - 120 feet downstream
of the boundary of public water wetland No. 2-545W, and probal:)ly the outlet. If authorized, the fill should
. be placed so as not to restrict flows or artificially raise water levels in the wetland. .
Notice: The DNR maybe involved in review of your project proposal through comments to other government
agencies or the locallinit of government.
]fyou have any questions, please feel free to contact me at 651-772-7910.
~b
. 7
City of Centerville I .
Rice Creek Watershed District, Steve Hobbs
Anoka Conservation District, Becky W ozney
U.S.Army Corps of Engineers, Tim Fell
Ecological Services, Wayne Barstad
c:
-.
REC:EIVED
.. . Sf/> o'tiDD~c .
DNR Information: 651-296-6157 1-888-646-6367' TrY: 651-296-5484 . 1-800-657-3929
An Equal Oppoftuniry Employer
o
Printed Oil Recycled Paper Conlninin~ ..I
II.IT;";,..,....,, ~"'1nrl_ n_... ""___...___ .",
. tervi{{e
'Esfa6{ishecC 1857
STATE OF MINNESOTA
COUNTY OF ANOKA
CITY OF CENTERVILLE
1880 :Main Street . Centerviffe, :M!N 55038
(651) 429-3232 . <Fi1J((651) 429-8629
RESOLUTION #05 - 006
A RESOLUTION AUTHORIZING THE REZONING OF THE FOLWWING PROPERTIES FROM
R-l (RURAL RESIDENTIAL -10 ACRE MINIMUM) TO R-2 (SINGLE FAMILY RESIDENTIAL):
RI4-31-22-31-0016 - 7389 Old Mill Road
R26-31-22-22-0004 - 6709 CentervilIe Road
R26-31-22-22-0006 - 6719 Centerville Road
R26-31-33-33-0003 - 6759 CenterviIIe Road
R23-31-22-33-0005 - 6831 CenterviIIe Road
R23-31-22-33-0045 - 6849 CentervilIe Road
R23-31-22-34-0003 - 6882 Centerville Road
R23-31-22-34-0002 - 6892 Centerville Road
R23-31-22-32-0023 - 6903 Centerville Road
R23-31-22-32-0018 - 6925 CenterviIIe Road
R23-31-22-32-0004 - 6937 & 6939 CentervilIe Road
R23-31-22-32-0005 - 6945 Centerville Road
R23-31-22-32-0021- 6953 Centerville Road
R23-31-22-32-0007 - 6961 Centerville Road
R23-31-22-32-0008 - 6977 Centerville Road
R26-31-22-22-0001
WHEREAS, the City of Centerville complied with all Minnesota State Statutes regarding notification of
neighboring property owners and proper publication; and
WHEREAS, the City of Centerville Planning and Zoning held a public hearing to obtain input regarding the
above stated rezones on Tuesday, October 5, 2004 and Tuesday, December 7, 2004 (respectively) and
recommended their approval to the City Council (see attached); and
WHEREAS, the City of Centerville City Council held a public hearing to obtain input regarding the above
stated rezones on Wednesday, October 13, 2004 and Wednesday, December 8, 2004 and granted the rezones
(see attached).
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
CENTERVILLE, MINNESOTA:
1. To allow the rezoning of the following properties from R-I (Rural Residential- 10 Acre Minimum to R-
2 (Single Family Residential:
RI4-31-22-31-0016 -7389 Old Mill Road
1_
R26-31-22-22-0004 - 6709 Centerville Road
R26-31-22-22-0006 - 6719 Centerville Road
R26-31-33-33-0003 - 6759 Centerville Road
R23-31-22-33-0005 - 6831 Centerville Road
R23-31-22-33-0045 - 6849 Centerville Road
R23-31-22-34-0003 - 6882 Centerville Road
R23-31-22-34-0002 - 6892 Centerville Road
R23-31-22-32-0023 - 6903 Centerville Road
R23-31-22-32-0018 - 6925 CentervilIe Road
R23-31-22-32-0004 - 6937 & 6939 Centerville Road
R23-31-22-32-0005 - 6945 Centerville Road
R23-31-22-32-0021- 6953 CentervilleRoad
R23-31-22-32-0007 - 6961 Centerville Road
R23-31-22-32-0008 - 6977 Centerville Road
R26-31-22-22-000 1
PASSED AND ADOPTED by the City Council this 12th day ofJanuary, 2005.
Attest
City Clerk
Mayor
tervi[[e
'Esta6{islica 1857
STATE OF MINNESOTA
COUNlY OF ANOKA
CITY OF CENTERVlLLE
NOTICE OF PUBLIC HEARlNG
REZONE FOR THE FOLLOWING PIN #'S
R23-31-22-32-0023 - (6903 CenterviIle Road)
R26-31-22-22-0001- (Owner- Mr. & Mrs. Robert Koran)
FROM R-I (RURAL RESIDENTIAL) TO R-2 (SINGLE FAMILY
RESIDENTIAL)
THE CTIY ZONING MAP CURRENTLY HAS THIS PROPERlY ZONED AS R-
1 (RURAL RESIDENTIAL) AND IS CONSIDERED NON-CONFORMING
BECAUSE IT IS LESS THAN THE REQUIRED 10 ACRE MINIMUM
. PUBLIC HEARlNGSWILL BE mu,n BEFORE THE PLANNING AND
ZONING COMIDSSION AND CTIY COUNCIL ON DECEMBER 7, 2004 AND
DECEMBER 8, 2004 AT 6:30 P.M. (RESPECTIVELY)
NOTICE IS HEREBY GIVEN, that the Planning and Zoning Commission and City
Council of the City of CentervilIe will consider the requested rezone corrections as stated
above. The parcels are less than the required 10 acre minimum and are zoned R-l (Rural
Residential). The meetings are scheduled for Tuesday, December 7 2004 and
Wednesday, December 8, 2004, respectively at 6:30 p.m. or shortly thereafter. The
piiqJose of the meeting is to ascertain public input regarding the above request and the
possibility of granting the rezone as requested. Both public hearings. will be held in
Council Chambers located at 1880Main Street; CenterviIle, Minnesota 55038.
The City Hall is ADA accessible. Requests for hearing assisted devices or a sign
language interpreter must be received before 4:00 p.m. December 3, 2004. All persons
interested are invited to attend and to be heard.
You may contact the City Clerk's office at (651) 429-3232 or by facsimile (651) 429-
8629 if you need additional information. If you desire, you may email:
tbender@centervillemn.com with questions or concerns. This notice is also available on
the City's web site: www.centervilIemn.com.
Noveinber17,2004
Teresa Bender, City Clerk -MCMC
Published in the Quad COInmunity Press on November 23 and November 30, 2004
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'EstaUis!iea:LS:J7
STATE OF MINNESOTA
COUNlY OF ANOKA
CITY OF CENTERVILLE
NOTICE OF PUBLIC HEARING
REZONE FOR THE FOLLOWING PIN #'S
R14-31-22-31-0016- (7389 Old Mill Road)
R26-31-22-22-0004 - (6709 Centerville Road)
R26-31-22-22-0006 - (6719 Centerville Road)
R26-31-33-3:3-0003 - (6759 Centerville Road)
R23-31-22-33c0005 - (6831 CenterviUe Road)
R23-31-22-33-00045 - (6849 Centerville Road)
R23-31-22-34-0003 - (6882 Centerville Road)
R23-31-22-34-0002 - (6892 Centerville Road)
R23-31-22-32~OOI8 - (6925 Centerville Road)
R23-31-22-32-0004 - (6937 & 6939 Cent~rville Road)
R23-31-22-32-0005 - (6945 Centerville Road)
R23-31-22-32-0021- (6953 Centerville Road)
R23-31-22-32-0007 - (6961 CenterviIle Road)
R23-31-22-32-0008 - (6977 Centerville Road) .
FROM R-l (RURAL RESIDENTIAL) TO R-2 (SINGLE FAMILY
. RESIDENTIAL)
TIlE CITY ZONING MAP CURRENTLY HAS TIDS PROPERlY ZONED AS R-
1 (RURAL RESIDENTIAL) AND IS CONSIDERED NON-CONFORMING
BECAUSE IT IS LESS THAN TIlE REQUIRED 10 ACRE MINIMUM
PUBLIC HEARINGS WILL BE HELD BEFORE THE PLANNING AND
ZONING COMMISSION AND CITY COUNCIL ON OCTOBER 5, 2004 AND
OCTOBER 13, 2004 AT 6:30 P.M. (RESPECTIVELY)
NOTICE IS HEREBY GIVEN, that the Planning and Zoning Commission and City
Council of the City of Centerville will consider the requested rezone corrections as stated
above. The parcels are less than the required 10 acre minimum and are zoned R-l (Rural
Residential). The meetings are scheduled for Tuesday, October 5,2004 and Wednesday,
October 13, 2004, respectively at 6:30 p.m. or shortly thereafter. The purpose of the
meeting is to ascertain public input regarding the above request and the possibility of
granting the'rezohe alirequested. Both public hearings will be held in Council Chambers
located at 1880 Main Street, Centerville, Minnesota 55038.
The City Rail is ADA accessible. Requests for hearing assisted devices or a sign
language interpreter must be received before 4:00 p,m. September 24, 2004. All persons
interested are invited to attend and to be heard.
You may contact the City Clerk's office at (651) 429-3232 or by facsimile (651) 429-
8629 if you need additional information. If you desire, you may email:
ksykes@centervillemn.com or tbender@centervillemn.com with questions or concerns.
This notice is also available on the City's web site: www.centervillemn.com.
September 15, 2004
Teresa Bender, City Clerk-MCMC
Published in the Quad Community Press on September 21 and September 28, 2004
City of Centerville
December 8, 2004
Council Meeting Minutes
Council asked whether a fishing pier would be allowed and City Attorney Hoeft indicated
that 81. Paul Water Utility would have complete authority over whether or not to grant
permission for the dock.
Council Members agreed there is interest in purchasing the property but would like to be
sure that the property can be used for a public park.
5. Mr. Tedd Peterson. 6933 Pheasant Lane - Pending Litigation
This item was heard during closed session.
VI. PUBLIC HEARINGS
1. Truth-in-Taxation Hearing
Mayor Sweeney opened the public hearing.
Mr. Meyer reviewed the proposed 2005 Budget with Council and residents in attendance.
Mr. Curtis Olson of 1980 Main Street asked who raises his property value. He then said
that he disagrees with his property valuation due to the circumstances with his property.
Council informed him that the County sets valuations and Ms. Bender indicated she could
provide him with a contact at the County.
Motion bv Council Member Capra. seconded bv Council Member Lee to close the
public bearin!!. An in favor. Motion carried unanimouslv.
Mayor Sweeney closed the public hearing at 7:13 p.m.
2. Proposed Rezone 0[6903 Centerville Road & PIN R23-31-22-32-0023
Mayor Sweeney opened the public hearing at 7: 15 p.m.
Motion bv Council Member Paar. seconded bv Council Member Capra to close the
public heann!!. All in favor. Motion carried unanimouslv.
Mayor Sweeney closed the public hearing at 7:16 p.m.
3. Ordinance #76
Mayor Sweeney opened the public hearing at 7: 17 p.m.
Motion bv Council Member Lee. seconded bv Council Member Capra to close the
public hearin!!. All in favor. Motion carried unanimouslv.
Page 4 of8
CITY OF CENTERVILLE
PLANNING AND ZONING COMMISSION
DECEMBER 7, 2004
Pursuant to due call and notice thereof, the Planning and Zoning Commission held their regularly
scheduled meeting on December 7, 2004, at 6:30 p.m.
PRESENT:
Michelle Lakso
Brian Hanson d
Tom Wilharber e
Jennefer I)]ennert Hunt Of
~e:~:~t . Appr
Tom Wood ,.
None
ABSENT:
COUNCIL:
Linda Broussard Vickers
STAFF:
Paul Palzer
I. CALL TO ORDER
1. Roll Call
The meeting was called to order at 6:30 p.m.
II. APPEARANCESIPRESENTATION(S)
Mr. Thomas Wood took the oath of office of the Planning and Zoning Commission of the
City of Centerville.
Mr. Bob Wright took the oath of office of the Planning and Zoning Commission of the City
of CenterviIle.
Chair Hanson welcomed Mr. Wood and Mr. Wright to the Planning and Zoning
Commission.
III. PUBLIC HEARING(S)
1. Consideration of Rezoning 6903 Centerville Road (PIN #R23-31"22~32.(023) &
PIN #R26-31-22-22-0001 fromR-l to R-2
Chair Hanson opened the public hearing at 6:32 p.m.
Planning & Zoning Commission
December 7, 2004
Meeting Minutes
Mr. PaIzer stated this is a housekeeping item that corrects non-conformity due to
improper/outdated zoning.
Motion by Commissioner Wilharber. seconded. by Commissioner K1ennert Bunt. to
close the Dublic hearin!!. An in favor. Motion carried unanimously.
Chair Hanson closed the public hearing at 6:33 p.m.
Motion bv Commissioner Wilharber. seconded by Commissioner BanzaI. to
recommend Council aDDroval of the rezonin!! of 6903 CenterviIIe Road (pIN #R23-31-
22-32-0023) and PIN #R26-31-22-22-0001 from R-I (Rural Residential) to R-2 (Sin!!le
Family Residential). All in favor. Motion carried unanimousIv.
2. Proposed Amendments to Ordinance #76 - Adopting the Minnesota State Building
Code
Chair Hanson opened the public hearing at 6;34 p.m.
Mr. Palzer stated this amendment adopts the grading provisions contained in the 2002
supplement to the 2000 International Building Code and adopts the floodproofing
regulations contained in Minnesota Rules, Chapter 1335.
Motion by Commissioner Wilharber. seconded bv Commissioner Lakso. to close the
DubHe hearin!!. All in favor. Motion carried unanimously.
Chair Hanson closed the public hearing at 6;35 p.m.
Motion bv Commissioner Wilharber. seconded bv Commissioner K1ennert Bunt.. to
recommend Council aDDroval of the DroDosed amendments to Ordinance #76 as
recommended by staff. All in favor. Motion carried unanimously.
IV. OLD BUSINESS
1. Ordinance #79 - Erosion & Sedimentation Ordinance (Tabled from Previous
Meeting)
Mr. Palzer stated the City does not currently have a map and requested Commission input
on obtaining a map identifying low, medium, and high risk zones. He felt there are issues to
be addressed including which activities should require a permit and in which areas permits
should be required.
Commissioner Wilharber asked ifFEMA would be able to provide assistance with the map
to give the City some direction regarding floodplain areas.
Page 2 of5
City of Centerville
Planning and Zoning Commission
Meeting Minutes
October 5, 2004
Chair Hanson asked that this matter be placed on next month's agenda for discussion.
m. PUBLIC HEARING(S)
1. Lot Combination Reauest -Mr. Dennis ShudvlMs. Colleen Ca.q>enterlMr. Gerald
Rehbein
Chair Hanson opened the public hearing at 6:51 p.m.
Motion bv Commissioner Wilbarber. seconded bv Commissioner K1ennert Hunt to
close tbe public bearin!!. All in favor. Motion carried unanimouslv.
Chair Hanson closed the public hearing at 6:53 p.m.
Motion bv Commissioner Wilbarber. seconded bv Commissioner Lakso to
recommend approval of tbe lot combination as reouested. All in favor. Motion
carried unanimouslv.
2. Rezone Request 6716 Centerville Road - Mr. Richard Evans
Chair Hanson opened the public hearing at 6:54 p.m.
Motion bv Commissioner Wilbarber. seconded bv Commissioner Hamal to close tbe
public bearin!!. All in favor. Motion carried unanimouslv.
Chair Hanson closed the public hearing at 6:54 p.m.
Motion bv Commissioner Wilbarber. seconded bv Commissioner Lakso to
recommend approval of tbe rezone of 6716 Centerville Road as reouested. All in
favor. Motion carried unanimouslv.
3. Rezone the Following Properties Along Centerville Road and 7389 Old Mill Road
- Mr. Craig Bode
6709 Centerville Road - Shonagh Boyle
6719 Centerville Road - Kruger
6759 Centerville Road - Koran
6831 Centerville Road - Carlson
6882 Centerville Road - Schwartz/EmIy
~~?~ C;llIlteryi~e Ro~d - Vanderbeek
6925 Centerville Road - Woiak
6937/6939 Centerville Road - Greenwaldt
6945 Centerville Road - Henrich
6953 Centerville Road - Barett
6961 Centerville Road - Dean Anderson
Page 2 of 4
City of Centerville
Planning and Zoning Commission
Meeting Minutes
October 5, 2004
6977 Centerville Road - Rider
6849 Centerville Road - Wilharber
Chair Hanson opened the public hearing at 6:55 p.m.
Commissioner Wilharber indicated he would be abstaining from voting and asked that his
address of6849 be included on the agenda as it was included in the public hearing notice.
Motion by Commissioner Banzai. seconded by Commissioner K1ennert Bunt to
close the public beann!!. All in favor. Motion carried unanimously.
Chair Hanson closed the public hearing at 6:56 p.m.
Commissioner Hanzal asked whether all the setbacks and requirements are met with all
of the lots.
Chair Hanson indicated that the requirements are satisfied.
Motion bv Commissioner K1ennert Bunt. seconded bv Commissioner Lakso to
recommend approval of tbe rezonin!! of the above-listed properties as reouested.
Aves - 4. Navs - O. Abstain -l(wilbarber). Motion carried.
IV. OLD BUSINESS
None.
V. NEW BUSINESS
1. Ordinance #16 - Use of Highways Within the Citv of Centerville and The
ImDosing Penalties for the Violation Thereof. Section #4 - Review
This item will be discussed at the November meeting.
2. Re-Schedule November 2. 2004 Meetinl!: (General Election)
The Commission agreed to reschedule the November meeting for November 1, 2004.
VI. DISCUSSION ITEMS
A man addressed the Commission and indicated he was interested in purchasing the
house next to City Hall for a small auto dealership. He then asked whether it would be
possible to have such a business in that location.
The Commission discussed the matter and he was informed that the property would need
to be rezoned and it is not likely that the City would do so as that side of the street is
residential and to rezone this parcel could be considered spot zoning.
Page 3 of 4
City ofCenterville
Council Meeting Minutes
October] 3, 2004
Motion by Council Member Lee. seconded by Council Member Broussard Vickers
to approve the lot combination reauest as presented to combine the newlv created
lot to R24-31-22-32-0002. All in favor. Motion carried unanimously.
3 Rezone Request 6716 - Centerville Road - Mr. Richmond Evans
4. Rezone the Following Prooerties Along Centerville Road & 7389 Old Mill Road
- Craig Bode
*6709 Centerville Road - Boyle
*6759 Centerville Road - Koran
*6831 Centerville Road - Carlson
*6882 Centerville Road - Schwartz/Emly
*6892 Centerville Road - Vanderbeek
*6925 Centerville Road - Woiak
*6937/6939 Centerville Road - Greenwaldt
*6945 Centerville Road - Henrich
*6953 Centerville Road - Barett
*6961 Centerville Road - Anderson
*6977 Centerville Road - Rieder
*6849 Centerville Road - Wilharber
Mayor Sweeney opened the public hearings at 8:09 p.m.
Motion by Council Member Broussard Vickers. seconded bv Council Member
Caora to close the oubHc hearinl!s. All in favor. Motion carried unanimously.
Mayor Sweeney closed the public hearing at 8:10 p.m.
Motion by Council Member Caora. seconded by Council Member Broussard
Vickers to aooroye the Evans rezone reauest as oresented. All in favor. Motion
carried unanimously.
Motion by Council Member Caora. seconded by Council Member Paar to aonroye
the rezone of the followml! orooerties alonl! Centerville Road: *6709 Centerville
Road - Bovlt.*6759 Centerville Road - Koran.*6831 Centerville Road - Carlson.
*6882 Centerville Road - SchwartzlEmIv. *6892 Centerville Road - Vanderbeek.
*6925 Centerville Road - Woiak. *6937/6939 Centerville Road - Greenwald!. *6945
Centerville Road - Henrich. *6953 Centerville Road - Barett. *6961 Centerville
Road - Anderson. *6977 Centerville Road - Rieder. *6849 Centerville Road _
Wilharber. All in favor. Motion carried unanimouslv.
VIT. NEW BUSINESS
1. Integra Telecom. Mr. Jerry King - Telephone Service
Page 5 oflO
CENTENNIAL FIRE DISTRICT
77 41 Lake Drive
Lino Lakes, MN 55014
(651) 784-7472
January 1, 2005
City Administrator
City of Centerville
1880 Main Street
Centerville, MN 55038
Dear City Administrator
Below is an invoice for your share of the Centennial Fire District bud~
INVOICE
Quarterly Payment
Operating Budget
Depreciation
Relief Association
Common Area Charge
Capitai Equipment
Total
17,170.75
0.00
769.75
652.50
3.:17500
21,868.00
Payment is requested by the 30th of the month. Each additional qUI
payment will be billed accordingly.
Thank you.
'LOO
c;,"':;>
r 'V~:1' 'b (j Sr
D~ / IV
\~~N,~ S
0/#
\~
U
I
I
I
Sincerely,
/7a tfA-~....e~
Milo Bennett
Fire Chief
CentennlalX/lnvo1ce 2005
ervi{{e
'EstabCisfiCff1857
1880 9tf.afn Street, Centeroiffe. ?4!}( 55038 .
.651-429-3232 or'F<V(651-429-8629
--, '" ..--,-,' -"'" ",. '.T..~,.~ ..
January 12,2005
Ms. Karen Skepper
Community Development Manager
Anoka County
Anoka County Government Center
202 3'd Avenue
Anoka, Minnesota 55303
Dear Karen:
Attached to this correspondence you will firid the City of Centerville's
Community Development Block Grant Application. The activities included as part
of this application address current community development needs. Specifically,
this application requests funds for planning the redevelopment of downtown
Centerville. The estimated cost of the proposed planning activities is $85,100.
We. very much appreciate your technical assistance and feel our application
includes activities vital to meeting the housing and community development goals
of the community. Please look favorably on our application.
Sincerely,
Mary Capra
Mayor
Enclosures
,
'.~
. ervi{{e
. 'EstafjEisfier[ 1857 .
1880 ":Main Street, Centervi(Ce, fM.:N 55038
651-429-3232 or <Fa:(651-429-8629
-,' ;.....,
"' '," ~ ~ '-""". ,,-. .- ',- ~,-'. - " -, " .... :-,
- ,. ,. ",--
. . -'
COMMlA.NITY
D5V5LOPM5NT
BLOCK CrRANT
APPLICATION
.. .. 1 AN IJ A'D V ')005_. ..O.H .0_ .' ...
J '.. ..~.~, ..~ . .. .
Anoka County
Competitive Municipal COSG Program Fiscal Year 2005
Application for Assistance
(Please submit one unbound original application for each project)
Applicant Name:
Address:
City:
SlalelZip:
City of Centerville
1 BBO Main Street
Centerville
Minnesota 55038
Contact Person(s) Name and Title: John W. Meyer Finance Director
Phone: 051-429-3232 Fax: 651-429-8629
E-Mail: imever@centervillemn.com
.. Please provide as notice of Work Committee Meeting's will be done by email or fax
Project Title: Redevelopment of Downtown CentelVille
Project Address: Downtown Cenlerville - Centervile Road (Anoka CSAH 21) and Main Street (Anoka CSAH 14)
OR if address unknown, provide area to be served: .
Total Project Cost:
Project is (Check One):
[KlNew '
DContinuation of "current project, we will show a measurable increase in services provided,
checked ~his box, be sure to complete Narrative Question 6 on page 5 of this application.
If you
Develop a plan for the removal and reuse of substandard properties in downtown Centerville
(A more complete description of your project should be given in response to Narrative Question 1 on page 5 of this application.)
Acquisition
ClearancelDemolition
Code Enforcement
Disposition.
Planning
Other:
~
Public Facilities & Improvements
Public Services
Rehabilitation Activiities
Relocation
Special Economic Development
x
D
Benefitting Low/Moderate Income: (if you check this box, you must check one below)
D Area Benefit
D Limited Clientele
Reduce of Eliminate Slum or Blight: (if you check this box, you must check one below)
~Area Basis (inclujde census track. map or survey results)
X Spot Basis (allach photos of the project)
Urban Renewal (must be a HUD designated area)
Urgent Need
w
D
.<.'.,'
.":;;"","-,,;
Page 1
Select category of low-moderate benefit and insert the number who will benefit
~ Businesses - how many:. BOrganizations - how many:
HpuseholdS ~how many: ._ P~opl,~.;:,h.olJqnany;,:. __~': -c"",r
' Ho.~sing Units': how many: P~blic'Facilitie~-~ how many:
. Jobs - how many created:
Select how low-moderate benefit be verified?
D Income Survey (Anoka County's 2005 Participant Survey recommended)
D Presumed Benefit (If this box is selected, indicate below the presumed low-mod group who will benefit)
~Abused children ~lIIerate adults
Battered spouses Migrant fann workers
Elderly persons (62 y~ars +) p. ersons with aids
Homeless persons Severely disabled
o Census Tract Data/Block Group (verifies project area/neighborhood has at least 51 % low-mod income residents)
Increase homeownership opportunities
Promote decent affordable housing
X Strengthen communities
Ensure equal opportunity in housing
Embrace high standards of ethics, management and accountabilfty
Promote participation of grass roots fajth-based and other community-based organizations
.".
HUD Policy Priorities (Pick one that your service t?r activity promotes)
PrOviding increased homeownership and rental opportunities for low-moderate-income persons, persons with disabilities, the
elderly, and minorities and families with limited English proficiency.
X Improving the quality of life in our nations communities
Encouraging accessible design features
Providing full and equal access to grass roots faith based and other community based organization in HUD program
implementation
Improving housing conditions in Colonies
Increasing participation of minority servicing institution in HUD programs
Increasing participation in Energy Star
Ending Chronic Homelessness in Ten years
Which Need and Priority best describes your project (See Community Development Needs/Priorities as listed on page 9).
Need; Planning Priority: High
Page 2
.
Anoka County CDSG
$
85,100.00
x
.
Purchase Price:
Closing Costs:
Other AcquisITion Costs (attach details):
Total Acquisition Costs
Professional Fees
Survey
Appraisal
legal
Material Costs
Total Planning/Clearance and Demolition Costs $
Relocation:
Financing Costs:
Environmental Review or Study:
other, (attach details)
Total Other Development Costs
. For the costs listed above, please attach a Project Schedule'
Page 3
Salaries
Fringe Benefll:s
FICA
Health Insurance
Worker's Compensation
Unemployment
Total ACquisition Costs
Subtotal
Rent
Equipment
Insurance:
Phone/Fax:
Postage:
Printing:
SupplieslMaterials:
Travel and Expenses:
Contract Services;
Other. (attach details)
Total
I certify that the information contained in this application is true and correct and that it contains no misrepresentations, falsifications,
intentio~al omissions, or concealment of material facts. I further certify that no contracts have been awarded, funds committed or
construction begun on the proposed project, and that none will be prior to issuance of a Release of Funds by th~ program
administrator.
Signature of Authorized Official
Mary Capra
Name of Authorized Official
Mayor
nle
January 12,2005
Date
Page 4
General:
X Responses to narrative questions
X Resolution of governing body requesting grant or Board Minutes approving submission of application
X. Certificate of Liability Insurance (indicating-current general liability coverage at 1 million dollars per incident)
X Copy of most recent Financial Statement or Audit
X Benefit documentation (survey results, census data, etc.)
X State and Fede:ral Tax Exemption Determiniation Letter - 403 (b) Non-Profitds
X List of Board of Directors
Project Specific Documentation (provide items below which apply to your project):
X Project Schedule
X Building/area Information and/or photographs
Appraisals
X Map of project area
X Professional certificiationJanalysis of feasibility and/or cost estimate
X letters in support of project/commitment retters
BOther
Other
PROGRAM YEAR 2005
ANOKA COUNTY - COSG APPLICATION
NARRITIVE QUESTIONS
Please answer the following questions on a separate sheet and submit it along with your application.
NOTE: These questions MUST be answered with your application by the application deadline, Applications submitted
without the narrative questions will be rejected as incomplete.
Provide a detailed description of your proposed 2005 project
2 What do you hope to accomplish with CDBG Funding? How will the individuals served benefit?
3 Describe the qualifications you have in relation to the proposed projecUprogram administration, includling the extent and length of
experience you have in developing, managing, and/or administering this or similar projects/programs.
4 Please provide an explanation for any unusual budget expenditures listed in the line item budget.
5 Explain why you consider your program costs to be reasonable.
6 For Public Service Agnecies, describe any increase in services, new services to be provided, or expansion of services,
Page 5
CITY OF CENTERVILLE
NARRATIVE QUESTIONS
1 Provide a detailed description of your proposed 2005 project.
, The City of Centerville is proposing to develop a plan for the removal of substandard properties in the downtown
ansl reuse of thes.e prop~rties" The downtown has b~en evaluated by the Minne~ota Design Team, cI,ty staff
and downtown'property owners. This evaluation determined that. the mixi step to improving th~ dOWnt.own
is to complete professional studies of the conditions, needs and opportunities downtown offers for redevelopment
The city of Centerville is proposing to contract with professionals to complete the needed studies.
Attached to this document are proposals from Bonestroo, Rosene Anderlick and Associates,
Mccomb Group Ltd. And Hoisington Koeger Group Inc. If the city does not receive all grant funds requested,
the city will need to modify the scope of work.
2 What do you hope to accomplish with COBG Funding? How will the individuals s.erved benefit?
A plan for the removal and reuse of substandard properties in downtown Centerville.
The entire community will benefit from this plan by eliminating substandard properties and appropriately
reusing the properties.
3 Describe the qualifications you have in relation to the proposed project/program administration, including the
extent and length of experience you have in developing, managing, and/or administering this or similar
projects/programs.
The city of Centerville has no experience with SCDP programs but its' Finance Director has developed, managed
and administrated 13 similar projects involving HUD funds and the redevelopment of communities.
, More precisely, the Finance Director has completed 6 projects that involved the planning, management and
administration of downtown redevelopment using $ 3,789,550 of HUD funds through direct HUD awards or
pass through awards from the State of Minnesota. All projects have been successfully implemented
and closed out
4 Please provide an explanation for any unusual budget expenditures listed in the line item bUdgel
No unusual budget expenditures are listed in the line item budget
5 Explain why you consider your program costs to be reasonable.
The city has reviewed other proposals from professionals for the services needed for this program and
believe the program costs are reasonable.
6 For Public Service Agencies, describe any increase in services, new services to be provided, or expansion of services.
Not Applicable
Project Schedule
, Submit Applic;ation
'Receive Approvar
Procure Professionals
Conduct Study
Develop Financing Plan .
Implement Redevelopment Plan
". January: 2005 .
July 2005
July - August 2005
September - November 2005
December 2005
2006
MAPS
CITY OF CENTERVILLE
DOWNTOWN CENTERVILLE
,;.,.-~......
ORIGINAL DOWNTOWN CENTERVILLE
CDSG STUDY AREA
~
<II
-I
<D D
"2: BLOCK ONE
2
c: III I I
<D
0
D
Main Street (CSAH 14) - Current Alignment
BLOCK TWO .. . ..
. BLOCK THREE
.. ..
I
.. ~ c=J L:J
"'C ..-
<D r=:J C\l
- ::r: .
<II
0 ~
~ c=J BLOCK SIX
0
~
"'C
(0 "'C
Sorel Street 0 <II
0:: 0
CD 0::
"~ <J)
DDI D CIJ <J)
2 ~
Ol
c: e
CD ,. c=J BLOCK FIVE
"'C 0 a..
(0
0
0::
c D BLOCK~UR c=J L:J
~
"0
G c=J Cl
Heritage Street
MAP
.. ... LEGEND." Current Land Use'
. Commercial
N D Residential
. PubliclSemipublic
. Property Impacted by CSAH 14 Realignment
BLOCK ONE
BLOCK TWO
BLOCK THREE
BLOCK FOUR
~~',
BLOCK FIVE
'-- .,",-,.. -~.~..
.
BLOCK SIX
&I fl. Bonestroo
e Rosene
"till Anderlil< &
~\J" Associates
. Engineers & Architects
2335 West Highway 36 . 5t Paul. MN 55113
Office: 651-636-4600 . Fax: 651-636-1311
wwwbonestroocom
January 4, 2005
Mr. John Meyer
City of Centerville
J 880 Main Street
CentervilJe, MN. 55038
Re: Downtown hnprovements
File 616-05-000
Dear J aim:
We were asked to provide a proposal to the City for a Feasibility Study in the downtown area of
Centerville. This is a supplement to the letter dated December 16, 2004, which pertains to water
main improvements on Main Street.
I understand that the area in question is Main Street from Progress Road to Ooiffon Road and
Centerville Road, from Main Street to Heritage Street. The City is applying for CDBO Grant
funds at this time. The engineering study would include storm sewer and water main
improvements, estimated costs of these improvements, and funding alternatives. We will
complete the study for a not-to-exceed cost of $3,500.00. Therefore, the combined total for both
the Main Street Water Main and Downtown Improvements is $7,500.00
Yours very truly,
'( trvlf#FvJ!~
Thomas W. Peterson
-
7
TWP:crw
. St Paul. St. Cloud. Rochester. WiHmar. MN . Milwau/<ee. WI II Chicago. IL
Atrlrmntlvc Action/Equal opportunity Employer and Employee Owned
Local Government Resolution
Applicant Name
City of Centerville
RESOLUTION OF APPLICANT.
BE RESOLVED that
City of Centerville
act as the legal sponsor for project(s) contained in the Anoka County
Community Development Block Grant Application to be submitted on
12-Jan-QS
and that
Mayor
is hereby authorized to apply to Anoka County for funding of this project on behalf
of City of Centerville
BE IT FURTHER RESOLVED that
City of Centerville
has the legal authority to apply for financial assistance.
and the institutional, managerial, and financial capacITy to ensure adequate construction, operation, maintenance and
replacement of the proposed project for its design life.
BE IT FURTHER RESOLVED that
City of Centerville
has not incurred any costs, has not entered into any
written agreements to purchase property"
BE IT FURTHER RESOLVED that
pertaining to fraud, bribery, graft, kickbacks, collusion, conflict of interest or other unlawful or corrupt practice.
City of Centerville
has not violated any Federal, ~tate, or local laws
BE IT FURTHER RESOLVED that upon approval of its application by the state
enter into an agreement "with the Anoka County for the above-referenced project{s) and that
City of Centerville may
City of Centerville
certifies that it will comply with all applicable laws and regulations as stated in all contract agreements.
NOW THEREFORE BE IT RESOLVED that
Mayor and" Clerk
are hereby authorized to execute
such ag~eements, and amendments thereof, as are necessary to implement' the project{s) on behalf of the applicant
I CERTIFY THAT the above resolution was adopted by the
of City of Centerville
City Council
January 12, 2005
on
SIGNED:
WITNESSED:
Mayor
12-Jan-Q5
City Clerk
12-Jan-05
Creative Solutions for Land Planning and Design
Hoisington Koegler Group Inc.
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03 January 2005
Mr. John Meyer
Finance Director
City of Centerville
Centerville, Minnesota
RE: Proposal for Redevelopment Plan
Dear Mr. Meyer:
Hoisington Koegler Group Inc. is pleased to present this proposal to the City of Centerville to provide
planning services for the City as it plans for the challenges and opportunities presented by proposed changes
to Main Street (Anoka County Road 14). HKGi has a great deal of experience working with downtown
communities to define a vision that can be shared by all stakeholders and to strategize enhancements based
on that vision. As the enclosed proposal will indicate, HKGi has performed numerous downtown and
redevelopment planning projects for cities in Minnesota, many of which were facilitated by major changes
to roadway infrastructure. A key feature in each of these projects is a process that places stakeholders at the
center of the planning process. Through the involvement of the people of Centerville, we can help ensure
that the redevelopment plan will reflect their values and spirit.
Placing people at the center of the planning process also helps gain the support of those most affected by the
changes that may be found in the plan. Public support is essential in order for the plan to be implemented,
and the true hallmark of a planning project's success lies in its ability to be transformed from ideas on a page
to action on the city's streets. Because our work in downtowns places a strong emphasis on
implementation, we have included team members who will be able to directly address the issues of market
reality and public finance.
For this project, HKGi will work collaboratively with the McComb Group and the City's consulting
engineer Bonestroo Rosene Anderlik and Associates. HKGi has an extensive list of projects where we have
collaborated with these firms either directly or indirectly. It is also important that all firms share a common
philosophy about working ,vith people - we believe that people have much to share that benefits the
planning and design process, and they have an obligation to participate in defining their future.
We are excited by the challenges we see in this project and we look forward to discussing our credentials
with you in greater detail. If there is any further information that we can provide to assist you with your
grant application to Anoka County to complete this initiative, please let me know.
Sincerely,
!J;Loegler GaInc.
Brad Scheib, AI~
Vice President
123 Nonh Third Street, Suite 100, Minneapolis. MN 55401-1659
Ph (612) 338-0800 Fx (612) 338-6838
Proposal
Downtown Master Plan
City of Centerville, Minnesota
January 4, 2005
Hoisington Koegler Group, Inc.
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123 North Third Street
Suite 100
Minneapolis, Minnesota 55401
Ph: 612.338.0800
Fx: 612.338.6838
Firm Description .........-...--.....--....--------------------------.----------.-------------------1
Awards -.---.-.--.---..-.--.-.......-...-.-..----..------------..---------.-------------------- 2
Project Approach --.--.-.---..-..--..-....................---..........---...-.-..--.---.-------- 3
Key Personnel...-..-.-.-.-----.---..-------.---------------------------------------------- 7
Project Understanding -----------------.----------------------------------------------- 9
Work Scope -------------------------------------------------------.----------------------------- 10
Fee for Project Setvices and Project Schedule --------.---------.------------.-------------.-. 22
Appendix A - Resumes
Appendix B . Project Experience
Table of Contents
Hoisington Koegler Group Inc.
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Hoisington Koegler Group Inc. (HKGi)
HKGi helps clients build the types of places that people want to live in,
work in and play in by providing the foundations for successful community
development. HKGi focuses its community-based planning approach
towards building public support for a sound set of land use and urban
design initiatives and forging an implementation strategy to help the
community make the most of its financial and human resources.
Redevelopment and downtown revitalization projects can be extremely
complex. A broad range of urban design, funding and revenue, land use,
and improvement issues must be considered in order to maximize the
likelihood of success. Such projects require strong leadership supported
by extensive redevelopment/revitalization experience. In addition to
crafting several award-winning revitalization plans, plans developed by
HKGi have garnered real world results, attracting development and
spurring both public and private economic development projects.
Since its establishment in 1982, HK Gi has developed a planning and design
approach that has helped the firm grow from a one-person fIrm into a
planning and design firm that employs 14 professionals. HKGi's approach
has helped the firm establish itself as one of the premier planning firms in
Minnesota. More importantly, this approach has helped clients throughout
the Upper Midwest build successful communities and memorable places.
Firm Description
and
A sampling of HKG/ redevelapment/revlta/lzatJon planning projects.'
1. Golden Triangle Land Use/Multi-Modal Transportation Study; Eden
I'Ja1r/e
2. Downtown Master Plan; Haslings
3. Downtown East/Narth l()()(J Master Plan; MInneapolis
4. Excelsior Boulevard Con1dor Plan; St. Louis Parl<
5. Uttie Canada Road/Rlre Street Redevelopment Gu1cfe; 'UttJe Canada
6. 7th Avenue Redevelopment Plan; Newpon
1 Richfield /.Eke Master Plan/lyndale Gateway; Richfield
B. Gateway Redevelopment Master Plan; Detroit LEkes
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Awards
Projects (from top, left to right): Downtown East/North Loop Master Plan;
Hutdllll50n DowrItoMl RevItalization Master Plan; Nonnandale Lake
Bandshell; MississippI RIver Greenway Strategic Plan; Main Street
Streetscape; Mound VIsions; Lock and Dam Ruad Improvements; Hastings
R1wrAats
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2004 Outstanding Award for a Plan;
American Planning Association, Minnesota Chapter (MnAPA)
Downtown East/North Loop Master Plan
2003 Outstanding Award for a Plan;
American Planning Association, Minnesota Chapter (MnAPA)
Downtown Revitalization Master Plan; Hutchinson, Minnesota
2003 Merit Award for Project Design;
American Society of Landscape Architects, Minnesota Chapter (MAS LA)
River Hats Master Plan; Hastings, Minnesota
2002 National Merit Award for Public Planning;
American Society of Landscape Architects
Mississippi River Greenway Strategic Plan; Dakota County, Minnesota
2002 Award of Excellence
Minnesota Recreation and Park Association
Normandale Lake BandsheIl; Bloomington, Minnesota
2002 Preservation Award;
Minneapolis Heritage Preservation Commission
Main Street/6th Avenue SE Streetscape; Minneapolis, Minnesota
2002 Project of the Year;
Civil Engineering Association of Minnesota
and, 2001 Project of the Year-Environmental Award;
Minnesota Public Works Association
Lock a Dam Road Improvements; Hastings, Minnesota
2001 Merit Award for Public Planning;
American Society of Landscape Architects, Minnesota Chapter
Taylors Falls Strategic Guide; Taylors Falls, Minnesota
1999 Honor Award for Public Planning;
American Society of Landscape Architects, Minnesota Chapter
Mound Visions Downtown Revitalization Plan; Mound, Minnesota
HKGi's planning philosophy provides the foundation for the firm's approach
to every project to which we contribute. Several principles inform this
philosophy.
Effective public parlidpation and consensus building is essential.
Critical to the success of each HKGi project is the participation of the
community in the plarming process. We believe that without the local
knowledge that City officials and residents bring to the project, no amount
of professional expertise will yield a wholly satisfactory solution. HKGi is
the leader in the use of a consensus building approach that blends the
creativity of the public and decision makers with professional plarming
expertise. Communities seek our guidance because of our ability to resolve
conflict and build consensus. We are frequently asked to facilitate in difficult
problem solving circumstances.
Planning must recognize the unique charaderistics of each place.
HKGi employs a unique approach termed "place appropriate" plarming
and design that builds on already existing natural, historical and cultural
characteristics and patterns to serve as the framework for planning. This
approach reveals the strengths that already exist in the City to serve as the
building blocks for community image and identity.
Implementation must be considered at every step.
HKGi employs a strategic planning approach that links plans with solutions.
We have no interest in producing plans that will lay dormant on a shelf.
Our interest is to find creative and affordable ways to make the right things
happen.
Planning integrates built and natural systems
HKGi is a recognized national leader at weaving natural systems such as
stormwater infiltration and native habitat corridors into a community's
development pattern. Preserving or restoring a web of natural systems,
even in seemingly small ways, plays an important functional role in reducing
infrastructure investment, providing places for wildlife, providing
recreational opportunity and enhancing the quality of life for the
community.
Planning must explore the possibilities.
HKGi also employs a unique procedural approach to planning that involves
the formulation of concept plan alternatives that paint a variety of big
picture or broad brush solutions that are tied to natural and historical
patterns. This approach provides a clear understanding of what's really
Project Approach
Citizens of long lake participating In the visioning proress.
~
"
The Mound VLSiOl15 downtown revitalization plan uses the dty's past
history as a lake M/nnetonka resort rommunity as a romerstone.
Redevelopment initiatives Induded rerreating a resorl-era carJilf that will
bring boaters from ~e Big Lake' to a CIlStom.buJn boardwalk and pier at
the heart of dOWl1tOMl Mound.
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important. It represents a superior way for the public to be involved in the
review of plans while providing opportunities to shape public policy.
Scope of Work
TIris section describes the specific process to be used by the HKGi team in
planning for the future of Downtown Centerville. In describing the work
to be performed by the consultant, we provide the information needed to
evaluate the proposal:
.
How does the Work Program achieved the desired project
outcomes?
.
How will the "public" be involved in the creation of a plan?
What steps will the consultant take to minimize the communication
and logistical gaps created by geographic issues?
.
Public Partidpation
We welcome the opportunity to explore ways to reach out to and involve
the various "publics" connected to the Downtown. Although the Work
Program identifies specific tasks related to public participation, we believe
the overall approach and philosophy on public participation merits
additional discussion.
Over the past 2S years, HKGi has crafted a variety of public input/
involvement techniques designed to involve a wide variety of individuals,
interest groups and citizen organizations. Many projects have also involved
technical committees and steering committees. For large, community-wide
meetings, the challenge is to inform and be informed in an atmosphere
that is enjoyable for the participants and maximizes the use of the time
that they are donating to their community. Large, community-wide
meetings also need structure and well-defined objectives; free for all sessions
lacking proper organization can be frustrating for both facilitators and
participants and are less likely to produce meaningful results that can be
applied to the project. HKGi employs creative approaches to enliven the
meeting atmosphere and energize participants, and the frrm's public
facilitators are careful to build meetings around a manageable set of goals.
There are no "off the shelf" public involvement and communications
programs that will precisely fit the needs of Downtown Centerville. We
will structure specific communications and public involvement plans that
fit the dynamics of both the project and the community at the inception of
the work. Knowledge gained in over two decades of meaningful community
involvement in projects will be used craft the appropriate approaches. To
assist Centervlile in considering options, the following highlights some of
the communication and public involvement techniques that we have used
effectively in the past.
Committees
Steering committees help guide the planning process and provides a
sounding board for the consultants. These committees represent various
stakeholders in the process. They serve as local "experts' and ensure that
the results fit Centerville. Some projects utilize a "technical advisory
committee," which, as the name implies, is comprised of agency and staff
personnel who can bring critical technical information to the table that
helps identify issues early in the process.
Open Houses
Open houses held in a location convenient for the general public provide
an effective interaction forwn. Our past involvement in open houses has
included a variety of graphic presentation teclmiques, chances to provide
general comments, liberal opportunities for one-on-one conversations with
consulting team members, handouts, and comment cards for those inclined
to leave a written record of their ideas. While most open houses follow a
similar form, we constantly look for effective ways to conduct open house
sessions. During a recently completed a downtown redevelopment plan
for the City of Hastings, HKGi planners took advantage of the opportunity
to have an open house tent as part of the Hastings Rivertown Days. Nestled
between a community organization display and a bratwurst stand, we were
able to engage people in providing feedback on their vision for a revitalized
riverfront and downtown area.
Community Meetings
HKGi commonly conducts community meetings for downtown planning
projects. Conducting such meetings involves a variety of techniques from
the use of snow cards and redevelopment game boards to the construction
of 3D models. Most community meetings involve opportunities for both
small and large group, facilitated discussions. Providing neighbors with
opportunities to meet and share ideas about their community yields amazing
results. A consistent challenge in all community meetings, however, is
getting people to attend. HKGi uses both direct and indirect invitation
techniques to attract people to meeting sessions. As a result, it is common
to attract over 100 people to community meetings - 190 people attended
a comprehensive plan community meeting in Virginia, Minnesota; 175
East End Revival at the HHake Street Festival. Minneapolis
Comprehensive Plan Presentation, Northflefd
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Public Partidpation Exercise, Hutchinson Downtown Revitalization Pfan
Peavq Park Publk PattidpatJon Exerdse, Minneapolis
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people attended two strategic planning meetings in Edina; and 150 people
attended a community-wide master planoing meeting in Cottage Grove.
Interviews
One-an-one interviews have proven to be an effective means of learning
about issues and perceptions that are important to the community. Most
people appreciate the opportunity to meet individually with the consultant
and to share their views. These conversations yield information that may
not come forth in any other manner.
On Site Work
A working charrette in Centerville would produce unique opportunities
for public interaction. Ideally, the charrette might occur in a storefront or
other location in the Downtown. Such a location would allow the public
to watch the planoing and design work evolve in front of their eyes; allow
people to drop in for conversations with the consultants; and perhaps
provide inspiration for designers and the public by putting them in position
to visualize design concepts from ground level. During the preparation of
the Hutchinson Downtown Redevelopment Plan, a Main Street storefront
location was made available for use during the duration of the project. The
space was used for both working project charrettes as well as project area
open houses.
On Site Displays
HKGi continually seeks new ways to disseminate project information and
to gain public feedback. During the recent preparation of the Excelsior
Downtown Revitalization Plan, a building owner constructed an enclosed
display case for the continuous presentation of project graphic materials.
At a prominent corner of downtown, we were able to post the latest ideas,
meeting notices, maps and graphics to keep people apprised of the planoing
process. In Hastings, we posted planoing concepts on a large (paper covered)
graffiti wall allowing people to grab a marker and express their opinions in
either text or graphic forms.
Brad Scheib, AICP, Vice President of HKGi, will serve as the project
manager and lead planner for the Centerville Downtown Master Plan
project. Brad's planning experience includes serving as project manager
on a number of municipal projects, most recently for the City of Moorhead
on an update to that city's Comprehensive Plan and the development of
Growth Area Plans. He led the 7th Avenue Redevelopment Plan in
Newport, recently completed land use analysis work on a downtown study
for Osseo, and is currently leading the planning process for the
redevelopment of the Gladstone Neighborhood in Maplewood. Other
significant redevelopment planning experience includes the Mississippi
Crossings Redevelopment Plan in Champlin and work on Ramsey's
Comprehensive Plan and related redevelopment planning.
Bryan Harjes, RLA, a landscape architect with HKGi, will lead the urban
design effort. Bryan possesses exceptional design sensibilities which have
allowed him to assume significant roles in several high profile projects for
HKGi. Most recently he contributed to the urban design phase of the East
Ravine Neighborhood Pre- Design project in Cottage Grove, a project that,
in total, covers more than 4000 acres. Bryan's work focused mainly on
designing two separate multi-use commercial areas within the project area.
Bryan played a significant design role in the development of the award-
winoing downtown Master Plan in Hutchinson and a similar project in
Excelsior, and he has become the fIrm's leading residential development
designer, including a master plan for a development on the former state
hospital site in Cambridge. Currently Bryan is working on the ESSBY Area
Development Master Plan for North Branch.
Rusty Fifield, a strategic planner with HKGi, will help develop
implementation strategies for Centerville's Downtown Master Plan that
the City can use to ensure that the Plan is a useful, action-oriented set of
initiatives. Rusty possesses over 25 years' worth of experience working
with municipal govermnents. lbis experience, including service in city
management, has provided him with extensive knowledge on the workings
of municipal govermnent and the types of issues that city staff typically has
to address. Rusty's primary expertise is in public fInance-- his typical role
on HKGi projects is to identify methods of fInancing planning initiatives
that the community would like to place into action-but Rusty also offers
valuable communication and facilitation talents that have helped numerous
communities set goals and develop strategies to help them move forward
as a group. His problem solving and group facilitation talents have proven
especially important on a number of community merger and annexation
Key Personnel
Brad Scheib, Project Manager and Lead
Planner
Bryan Harjes, Urban Design Leader
Rusty Fifield, Strategic Planner
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Lilleatham, Designer
Mark Koegler, Prindpal in Charge and
Quality Assurance
Jeff McMenimen, Designer and Quality
Assurance
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projects. Because of his unique role, Rusty participates in most HKGi
projects, especially downtown and redevelopment projects, which often
require special knowledge of public financing rules.
Lil Leatham, RIA, a landscape architect with HKGi, will serve as a project
landscape architect with a particular focus on collecting GIS data and
producing the maps that the City and HKGi's planners will use to form an
accurate picture of current land use conditions in Downtown Centerville.
Lil's GIS expertise has made her a valuable contributor to many HKGi
projects including redevelopment, comprehensive and park planning efforts.
Lil will also contribute her design skills to formulating appropriate
streetscape designs and public improvements.
Mark Koegler, ASLA, President ofHKGi will serve as the Principal-In-
Charge of the Centerville Downtown Master Plan project and will provide
oversight and review of the project at critical times during the planning
process. Mark's 28 years of planning experience includes a significant
amOlUlt of expertise workiog with redevelopment and revitalization efforts
in downtowns and commercial areas. He led the award-wiuning downtown
master plan for Hutchinson and guided similar downtown projects to
completion in Excelsior and Prior Lake. Other redevelopment projects to
which Mark has contributed include an industrial area redevelopment plan
in Columbia Heights; the Village of Brooklyn Park Master Plan; the Excelsior
Boulevard Corridor Study io Hopkios; and the ESSBY Area Development
Plan io North Branch. As the President of HKGi, Mark will ensure the
Centerville plan is completed with highest quality.
Jeff McMenimen, Director of Design for HKGi, will contribute his
extensive urban design experience by providing design review for the
Centerville project. Jeff's 15 years of experience iocludes both national
and ioternational urban design projects. Although Jeff is a recent addition
to the HKGi staff, his design talents have become important to several
HKGi projects iocluding a Land Use/Transportation Study of Edina's
Southdale area, Moorhead's Growth Area Plans, and a new Downtown
Master plan project io Grand Rapids. Jeff will be iotegrally involved in the
on-site charrette portions of the project and will contribute to all urban
design efforts.
This proposal was written based on a request from the City of Centerville.
Our understanding of the project is based on the following:
1. Conversations with John Meyer, City of Centerville-
a. Redesign of CSAH 14 has generated various impacts to
the downtown area of Centerville. Property owners are
interested in devising a plan to help understand the
impacts. These and other factors suggest the need for a
plan for downtown Centerville.
b. The City is entertaining a proposal from the McComb
Group to conduct a commercial and housing market
analysis to inform the redevelopment planning efforts.
c. The City is entertaioing a proposal from Bonestroo Rosene
Anderlik and Associates to assist with engineering
components of the redevelopment plan.
d. The City has limited staff resources to assist with the
planning process: however, Mr. Meyer has a public finance
background that can help with evaluating appropriate fiscal
tools for implementation.
e. The City is seeking funding assistance for this project
throughAnoka County CDBG allocations.
2. Windshield survey of the project area
3. Review of available reports and design concepts for CSAH 14
through Anoka County-Alternative Analysis Report: CSAH 14
from 1.35W to 1.35E Report. Completed by SRF Consulting
Group in July of 2004. Current Layout as of 11 / 23 /04 completed
by SRF Consulting Group. Both documents ohtained from the
CSAH 14 website.
4. Review of documented discussions through meeting minutes via
the City of Centerville 's web site
5. Review of available electronic mapping data
Project Understanding
~ (enlervJ1leaeriill phcHograph from 2003
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Design ConreplforCSAH 14 from 11/23/04. Source ofimage from
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Work Scope
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The Work Plan that follows is based on our limited understanding of the
project to this point. While it builds on the philosophy described above
and is the basis for this proposal, it can be modified to more directly address
the needs and concerns of the City of Centerville and affected property
owners.
In crafting a Redevelopment Plan for downtown Centerville, HKGi must
first understand what exists and what people desire for development in
this area. The first steps in this process are meant to provide that base of
understanding so subsequent explorations will be directed toward concepts
that can be supported by the community and property owners.
There will be a need for discourse in this process. HKGi intends to work
directly with the Steering Committee, whose primary role is to guide the
development of concepts and to evaluate them as they evolve into a final
plan. We also believe that the community - especially land and building
owners and local businesses - should be exposed to the work before it is
completed. We have structured the work program to allow input from the
community at key points in the development of the plan. Informing these
key players and permitting them to comment in venues less structured
than public hearings will be beneficial to the process.
In the Work Program that follows, HKGi proposes to conduct a significant
portion of the investigation and exploration "on site." It is our intention to
conduct an intensive work session (commonly known in design circles as a
"charrette"), which would include meetings with the community, affected
property owners and the Steering Committee. The charrette process allows
for very direct community participation, and is one of the best ways of
engaging people in planning processes. As we noted in our "Philosophy,"
the charrette encourages sharing and exploration from the beginning and
throughout the planning process. From our perspective, our team would
prefer to work with the City of Centerville to find a work space within the
project area or in downtown, so that the project area is very accessible and
that the planning process is quite visible to the community. The cbarrette
process would be used in tasks I and 3, with the more intensive charrette
as part oftask 3.
Based on our understanding of the City of Centerville's needs and our
experience in this type of work, we have formulated a Work Program that
describes the tasks and steps we anticipate for the development of the
plan. Although it is the basis for this proposal, it can be modified to more
directly meet the needs of the city.
Task 0.0 Organize the effort
Prior to undertaking any investigations or preparing any plans, the HKGi
team will request that all available information related to the project and
the project area be provided to our team so that we develop a clear
understanding of any work or investigations that have been completed to
date. We will also begin the process of compiling base information and
mapping, so that any information contained in the map might be efficiently
verified during our first visit to the community. Base map data will likely
need to come from Anoka County and the City's consulting engineers
(BRAA.)
In order to facilitate the project with a complete understanding of the
process for involving stakeholders; the role and responsibilities of the
Steering Committee and city staff; schedules for the work; communication
processes (focusing On communication with the community and affected
property owners); and the need to fully understand the needs of the city as
changes occur to Main Street (County Road 1+), we will meet with the
Steering Committee to review the project and agree upon the approach to
the work. The purpose of this task is to clarify intentions and roles at the
outset of the project, rather than having to refocus or redirect efforts once
work has begun. A meeting with the Steering Committee will be held as a
"kick-off" to the project.
Tasks:
0.1
Request all background information for the project area from the
City of Centerville, including but not limited to current zoning
designations and related ordinances, comprehensive plan
designations and all sections relating to downtown and
transportation, past plans impacting the project area, building
condition assessments, property ownership records and property
values (from Anoka County GIS data), prome information for the
proposed roadway (CR 1 +--in order to better understand the
impacts on remaining parcels and access opportunities) current
and forecasted traffic volumes.
Assemble base map information from available data provided by
the City of Centerville, its consultants or Anoka County, including
but not limited to property boundaries, building locations,
contours, other physical features, existing and proposed roadway
alignments, existing and proposed utility locations, and current
aerial photography; to the extent that this information can be
provided in digital formats, the resulting map mapping can be
more effectively used in the planning process. We will rely on
0.2
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available aerial photography as provided by the best source (sources
include: Anoka County, FSA, Metro Council, DNR).
0.3 Review all background information and summarize key points of
each piece of information as it relates to the project area.
0.4 Meet with City Staff to verify data and identify any gaps.
0.5 Conduct a "Kick-Off" Meeting with the Steering Committee to
review tasks, outcomes, roles, responsibilities and schedule; and
to discuss other points that will affect the success or outcomes of
the project.
Deliverables:
.
compiled base mapping for project area
sununary of key points relating to the project area from background
information provided by the City of Centerville
agreement on work tasks, deliverables and project schedule
Steering Committee Meeting #1
.
.
.
Task 1.0 Identify what exists
The creation of the Redevelopment Plan should be rooted in what is
appropriate to this community - not a set of directions imposed without
regard for its unique character and qualities. As a small town within a
metropolitan region, Centerville has much to draw from; a strong and
compelling plan for this part of downtown should have a way of reflecting
the character of the town and the desires of its people, and the opportunities
that might be afforded by the realigmnent of CR 14. HKGi will begin its
investigations by attempting to establish the local influences for design and
development character - a process that will lead to a plan that reinforces
local qualities and opportunities - and by defIning the functional character
that will be necessary to support development within the project area.
The catalyzing event for this project is the proposed improvements and
redesign of CR 14, the HKGi team will be particularly observant regarding
the following existing transportation characteristics:
.
Current access and parking for properties affected by the CR 14
project;
Basic locations for new roadway rights-of-way lines and their
correlation with existing developments;
Potential impacts of the CR 14 project on access and parking for
affected properties;
.
.
Potential impacts of CR 14 functionallty (traffic volumes, access
guidelines, roadway design, traffic management, pedestrian
movement, speed limits, etc....)
Importantly, the redevelopment area does not exist in a vacuum. It is
located a major regional park and open space amenity and is directly
connected to the regional freeway system to the east along CR 14. A part
of our investigations will include the pursuit of information for concerns
or opportunities that lie beyond the particular bounds of the project area.
.
It is our experience that the work of investigating the community might
best begin with a tour lead by "local experts." Representatives of the
Steering Committee may be asked to show us the project area and its
surroundings. Wlrile we will be gathering quantitative information about
the project area, the tour provides us with an opportunity to hear anecdotal
information - which often is more interesting and to the point than what
we find in our research.
It will also be important in this stage of the work to examine the potential
of various types of development. An overview will be provided that
addresses the likelihood of retail, entertaimnent, lodging, office and even
residential uses - information that will be essential in understanding the
land use patterns that might ultimately occur in this part of downtown. In
this aspect of the work, market potential will be framed (by the McComb
Group) in a more general way to allow for reallstic discussions of possible
development scenarios. The charrette process will be used to present our
fmdings from the tour and various research in graphic form.
This stage of the work will assess or examine:
.
the character and qualities of downtown Centerville that might
be reflected in the redevelopment plan, in an effort to maintain or
enhance its role as a significant part of the downtown commercial
district;
.
land use patterns that might influence directions for development
in the downtown;
the ability of existing utilities to serve potential new development;
the character and function of streets within and surrounding the
project area and their ability to reasonably serve potential new
development;
the supply and demand for parking to serve existing uses and the
needs for new parking to serve potential new development;
.
.
.
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Tasks:
1.1
.
the potential of various development types, as characterized in a
general market assessment.
1.2
Tour the project area and surrounding areas with ''local experts"
to understand the physical, social and political influences that might
affect the project.
Investigate forces that might influence the redevelopment plan,
including man-made forces (land use, open space, infrastructure
changes, traffic patterns, utilities, existing and planned
developments, building stock); economic forces (business activity,
potential development); community forces (history, relationship
with other community features); and other influences (views,
special features, connection to the Rice Creek Chain of Lakes).
Review issues and information regarding situations, needs and
opportunities outside of the study area.
Define general market potential for the project area in terms of
likely use, building format and size, development configuration
and feasibility (utilizing market information assembled from
McComb Group).
Summarize "found information" in narrative and graphic form.
Present fonnd information at a Steering Committee meeting in
the form of an "opportunities and challenges" graphic. This graphic
will be further developed in Task 2.0 following broader public
input.
1.3
1.4
1.5
1.6
Deliverables:
summary of conditions and influences that will guide
redevelopment in the project area
. summary of issues and opportunities outside of the project area
that may affect development within the project area
.
.
summary of general market conditions and potential for
redevelopment activity
project tour and investigations charrette
Steering Committee Meeting #2
.
.
Task 2.0
Understand what is desired
Meaningful plans must not only recognize those patterns or factors that
reflect the character of a place and the physical or economic potential of
an area, they must also strive to capture the spirit of what the people
desire. HKGi proposes to begin the involvement of the community at this
point in the process; at Workshop One, the community begins their
involvement by sharing concerns and providing insights about its desires
for the future of this area. It's particularly important because the change
to CR 14 presents challenges but also offers a significant opportunity for
uniting downtown Centerville. Our task, in this phase of the work, is to
better understand how the community and those property owners who
are directly affected by these changes, see downtown evolving with this
opportunity. Direction provided by those attending the workshop may
well form, in a'sense, the principles that will guide the redevelopment of
this part of downtown and how it might best fit the future of downtown.
We begin this process with an understanding that no redevelopment
decisions have been made, no directions have been set, and no plans have
been drafted. We would begin with a presentation - building the case for
a redevelopment plan, understanding changes to CR 14, citing benefits
for the community and businesses, outlining the process for developing
the work (and indicating opportunities for future input); presenting our
thoughts about downtown Centerville and where we see opportunities
within the redevelopment area; and then taking input ITom participants.
Beyond Workshop One, HKGi will conduct a series of targeted interviews
with individuals or small groups defined by the Steering Committee. These
interviews, conducted anonymously, will allow HKGi to gain deeper insight
into the issues and concerns of the community, and permit us to understand
the views of "key players" - most likely, those individuals that are directly
affected by any changes within the project area. By agreeing to conduct
the interviews anonymously, we have found the people are more willing
to share critical information, offer opposing viewpoints, and, most
importantly, to simply participate in the planning process.
This phase allows:
.
the redevelopment plan to be influenced by local ideas and values;o
the community and affected property owners to become aware of
the need for the master plan, and permits them to provide input
at the outset of the process.
.
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Ultimately, this part of the process will be used to inform the planning
process and guide the creation of alternatives for land use and development.
Tasks:
2.1
2.2
Conduct "key player" interviews
Conduct Community Workshop One to inform the residents,
business people and other interested individuals about the process,
and take input regarding the redevelopment area, its relation to
the rest of downtown, and how it might be shaped to reflect their
desire for the future of downtown Centerville.
Summarize input from community
2.3
Dellverables:
.
swnmary of "key player" interviews
summary of input from the community
Community Workshop #1
.
.
Task 3.0 Explore possible directions
Our proposal suggests that a charrette format will be used to pursue
exploration of a series of alternatives for the redevelopment area. Wlrile
other tasks constitute parts of the charrette, its most significant element is
the collaborative work session conducted on site by the HKGi team. The
session allows for the interests of the entire consulting team to be shared
in a process that affords balance to the redevelopment scenarios that will
be considered by the community. In this sense, those alternatives will
address not only the physical design and function of the redevelopment
area, they will consider issues of market potential as provided by the
McComb Group and implementation.
Based on the input provided by the community during the first workshop
and the insights provided to the HKGi team through the interviews, the
HKCi team will generate alternative scenarios for development within
the project area. Several alternatives might be prepared to demonstrate a
range of possible solutions, and to provide a means of evaluating potential
directions when no clear solution is evident. Each alternative might have
different implications in terms of aesthetics; the role of CR 14 as it relates
to potential development; the changes in traffic patterns as a result of the
CR 14 redesign; access to development for both cars and pedestrians; the
demand for (or impacts on) parking; relationship to other community
features/institutes (such as the school); establishment or reinforcement of
landmarks or other identity features; cost; development potential; or the
means of implementation. Sketches, diagrams, sections and photographs
will be used to illustrate the intentions of each of the alternative concepts.
While the alternatives generated will not be explicit solutions, they will
provide insights about patterns, potential and character so that the
community can make an informed choice as to their preferred direction
for the project area.
Along with the development of concept alternatives, the HKGi team will
demonstrate the potential of various development types and begin to frame
implementation strategies that underlie each concept alternative. Early
consideration of both market potential and development feasibility will
help to ensure that the plan is credible in the marketplace and realistic in
terms of the city's ability to make development occur according to the
directions of the plan.
By exploring directions based on information gained from the community
and affected property owners, proposing alternatives that demonstrate
varying directions for development, and building an understanding of
market realities and implementation potential, the community can be
assured that:
. the redevelopment plan is an accurate reflection of the community's
perspective on development and control of development, both as
an outgrowth of the changes to CR 14 and further exploration of
the key ideas or questions proposed by those affected by the
changes;
. the patterns of development demonstrated are supportable from
a market and economic feasibility perspective.
The translation of alternative scenarios to more final direction occurs only
after the Steering Committee has the opportunity to consider the
implications of the alternatives and they understand how each alternative
supports other goals of the city. While the community will be asked to
indicated a preference during Workshop Two, the Steering Committee will
be asked to confirm the preferred scenario, or to combine the best aspects
of any of the scenarios presented. The HKGi team will then begin the
process of refining the preferred alternative and creating the final
redevelopment plan.
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Tasks:
3.1
Develop alternative concepts to explore the broad range of
possibilities. Through the charrette process, explore a range of
alternative concepts that build from input provided by the
community and affected property owners for redevelopment
within the project area. Invite the Steering Committee to critique
and review the concepts. The concepts will be formalized and made
into a more finished but still concept diagrams for further analysis
and public review.
Define the general market potential of each alternative concept
using information from the McComb Group.
Develop preliminary implementation strategies related to
alternative concepts.
Conduct Community Workshop Two to review alternatives and
select a preferred direction for further refmement.
Review alternatives with the Steering Committee and confirm a
preferred direction for further refinement.
3.2
3.3
3.4
3.5
Deliverables:
.
charrette process (informal Steering Committee meeting)
development of concept alternatives (up to three)
market potential for various development types suggested in the
alternatives
.
.
.
preliminary implementation strategies for the various alternatives
Community Workshop #2
Steering Committee Meeting #3
.
.
Task 4.0 Define the redevelopment plan
Once the community has selected a preferred alternative and the Steering
Committee confIrms that selection, the HKGi team will refine that direction
and prepare a redevelopment plan that reflects the level of detail needed
to ensure consistency with the thoughts shared by the community and
affected property owners and offers continuity through implementation.
Communicating the qualities of the plan to the public is essential; it cannot
occur in "zoning language." HKGi will prepare an illustrative document
- with photographs, sketches, diagrams and supporting narrative - to
allow people to fully understand what is anticipated by the redevelopment
plan. The document will be "friendly and approachable" - a key step in
ensuring that it is both read and understood. It will also provide the requisite
technical information to ensure that implementation of the redevelopment
plan occurs with consistency, coherency and credibility.
As a refinement of the preferred alternative, the redevelopment plan may
reflect anticipated changes in use; vehicle and pedestrian circulation systems;
the qualities and character of public and private spaces; connections between
downtown, nearby neighborhoods, and other community features; general
character of new structures; economic development activities; identity
elements and pedestrian amenities; and the character and location of special
features that might convey a sense of community heritage or spirit.
While every detail of new development cannot be defined in the
redevelopment plan process, the plan that results will provide solid direction
for the subsequent steps in the redevelopment process, and it will
demonstrate how the vision of the community can be articulated through
key redevelopment strategies. It is important that this redevelopment plan
be seen as the tool the community will use to foster the redevelopment
process. Each private sector developer interested in creating a project in
the redevelopment area should be fully aware that their proposal will be
reviewed using the redevelopment plan as both guide and criteria for
suitability. It should also be expected that the developer will add detail to
the redevelopment direction, detail that is supportive of their particular
proposal.
One of the details that cannot be overlooked is the need to understand the
potential costs of redevelopment. The HKGi team will develop preliminary
cost estimates related to infrastructure, public realm enhancements and
other elements needed to support the redevelopment effort. To the extent
possible, we will frame costs related to acquisition; although these costs
can only be considered a guide, they are a critical part of the redevelopment
feasibility equation.
The strategies to be employed in implementing the redevelopment plan
will also be defined during this stage of the work. Important aspects of the
implementation strategy includes defining the financial tools and resources
that might be applied during the implementation process as well as the
identifying and describing "first step" projects. The HKGi team expects to
work closely with City Staff resources in this task.
[n order to effectively move forward the plan must also be put into context
with the City's Comprehensive Plan. The Metropolitan Land Planning act
requires that zoning be consistent with the Comprehensive Plan and to
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that extent, the redevelopment plan should indicated any changes needed
to the Comprehensive Plan.
The redevelopment plan and implementation strategies will be reviewed
with the Steering Committee and adjustments will be made based on input
received.
Tasks:
4.1
4.2
Refine the preferred alternative into draft redevelopment plan.
Illustrate character of development and special elements and
features of the plans.
Defme implementation strategies required for moving ahead with
the plan.
Review the plan with the Steering Committee; and make
adjustments as required.
4.3
4.4
Deliverables:
.
draft redevelopment plan illustrating uses; depictions of character
and amenities; a description (verbal and graphic) of various plan
elements and details; the qualities, character and form of
development and public spaces; and the functional characteristics
desired in a plan (utility services, vehicle access and circulation,
parking and pedestrian movements)
general costs estimates for public realm improvements needed to
support the redevelopment plan (infrastructure, streetscapes and
public spaces)
implementation strategies and first step projects
Steering Committee Meeting #4
.
.
.
Task 5.0 Agree to move forward
The redevelopment plan is the community's effort to guide development
along a path that supports their vision. Informing the community of the
directions that have been set might best occur in an "Open House" ~
before the work is brought for formal review. An Open House allows the
public to view the master plan at their own pace, to ask questions directly
of the consultants and Steering Committee without having to ask the
questions publicly, and to offer written and verbal comments. In particular,
this format allows those who feel they are most directly affected by the
plan to ask questions and voice their thoughts or concerns directly to the
consultant team. HKGi proposes to conduct such an Open House to receive
final comments from the community prior to preparing the final
redevelopment plan document.
Input received at the Open House will be reviewed with the Steering
Committee and incorporated into the work as directed. HKGi will then
prepare a draft document for presentation to the City Council. Based on
comments received, the final document will be produced.
Tasks:
5.1
5.2
5.3
5.4
5.5
Conduct an Open House to share the redevelopment plan concepts
and implementation strategy with the community.
Prepare draft redevelopment plan.
Review input from Open House with the Steering Committee.
Present draft plan to City Council.
Prepare and submit final plan based on input from the Steering
Committee and the City Council.
Deliverables:
.
Community Wide Open House
Steering Committee Meeting #5
City Council meeting
draft redevelopment plan for review by Steering Committee and
City Council
final redevelopment plan (8 bound hard copies and 1 digital pdf
format on CD)
full-size reproducible copies and digital copies of all graphics larger
than 8-1/2" x II"
.
.
.
.
.
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Fee for Project Services
and Project Schedule
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The fee for preparation of the Redevelopment Plan for Centerville is based
on the Work Program described above. Hoisington Koegler Group Inc.
proposes to perform this work for a fee of $48,500 (plus expenses of
$2,200). The fee can he defIned by task as follows:
Task 0.0 Organize the effort $3,400
Task 1.0 Identify what exists $5,100
Task 2.0 Understand what is desired $3,600
Task 3.0 Explore possible directions $11,600
Task 4.0 RefIne the master plan and
streetscape directions $17,700
Task 5.0 Agree to move forward $7.200
Subtotol Total Fees $48,500
Expenses (mileage/printing/plotting) $2.200
Total Fees with expenses $50,700
Project Schedule
HKGi will complete this work according to a schedule defIned in concert
with the City of Centerville depending upon further notice to proceed.
Our experiences suggest that this work could be completed in a 6 to 8
month time frame. A more detailed schedule would be prepared as part of
the initial tasks.
PROFESSIONAL EXPERIENCE
MARK KOEGLER is a landscape architect/planner with 28 years of
experience as both a municipal planner and a consulting planner. His work
experience covers a broad spectrum of planning work, from community
and regional comprehensive planning to park, residential, commercial and
industrial site deSign. As a principal and president of HKGi for over a
decade, Mark has assumed project manager duties on a wide variety of
successful projects, most recently on a number of challenging downtown
and commercial area redevelopment projects.
AREAS OF EXPERTISE
Mark is recognized across the planning field for his leadership skills and
for his expertise as a public communicator and facilitator. Because of his
ability to establish trust amongst groups with different interests, Mark has
been able to achieve positive project outcomes through building public
consensus and support. In several instances, such as the France Ave./Old
Shakopee Road Redevelopment Plan in Bloomington, and the Downtown
Revitalization Master Plan in Hutchinson, Mark's communication and
problem solving skills were essential to bringing differing opinions together.
Mark has also used his leadership skills to help develop or promote
professional organizations such as the Sensible Land Use Coalition (SLUC)
where he served as a past president. Mark was instrrnnental in helping
revitalize SLUC, which brings together real estate developers, government
planning staff, and planning consultants. The organization is now one of
the most influential land use organizations in the Twin Cities.
EDUCATION
B.S.L.A., Iowa State University
Business Administration, University of St. Thomas
REGISTRATION
Landscape Architect, Minnesota
MEMBERSHIPS AND AFFILIATIONS
American Planning Association
American Society of Landscape Architects
Minnesota Recreation and Park Association
Sensible Land Use Coalition, Past President
Minnesota Design Team
Team Member - Wadena, MN
Co-Leader - Sandstone and Benson, MN
MARK KOEGLER, ASLA
PRESIDENT
HOISINGTON
KOEGLER
GROUP
INC.
PROJECT EXPERIENCE
City of Hutchinson, MN; Downtown Master Plan
Cily of ExcelsIor, MN; Downtown Revitalization
Master Plan
City of North Branch, MN; ESSBY Development Area
Master Plan
City of Columbia Heights, MN; Industrial Area
Redevelopment Plan
City of Cottage Grove, MN; East Ravine
Neighborhood Study
City of Prlor lake, MN; Downtown Development
Guide
City of Minneapolis, MN; Downtown East/North
Loop Master Plan
CIty of Edina, MN; Strateglc Plan
City of Bloomington, MN; France Avenue/Old
Shakopee Road Redevelopment Study
Bassett Creek Valley Redevelopment Oversight
Committee/Ryan Companies, Minneapolis; Bassett
Creek Valley Redevelopment Master Plan
Hennepin County/City of Edina - Southdale Area
land Use/Transportation Study
City of Brooklyn Park, MN;
- Village of Brooklyn Park Master Plan
. MN Orchestra Amphitheater EAW
Hoisington Koegler Group Inc.
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PROFESSIONAL EXPERIENCE
BRAD SCHEIB, a vice president and community planner with Hoisington
Koegler Group, has provided planning expertise to a number oflarge scale
projects covering a wide range of planning issues. Most significantly, this
project experience includes redevelopment projects, especially those
involving transportation and transit corridors, and comprehensive planning
projects throughout the Twin Cities Region. Brad also possesses project
management experience on comprehensive plans in Moorhead and Ramsey;
the Town and Country AllAR in Chanhassen; and redevelopment plans in
Newport, the Corcoran Neighborhood in Minneapolis, and the Soutwest
Transitway Analysis in Hennepin County.
AREAS OF EXPERTISE
Brad specializes in land use analysis and planning, especially related to
redevelopment and transportation and transit corridors. He has become
HKGi's resident Transit Oriented Development (TOD) expert through
his work on severalTOD-related projects. Such projects typically focus on
redevelopment. Consequently, Brad possesses a broad base of
redevelopment planning knowledge. He has also toured several U. S. regions
in order to learn about how other areas have addressed redevelopment
andTOD issues.
Brad's communication and public facilitation skills have been essential to
his professional success. These communication skills are especially important
in building public support for initiatives developed during the planning
process. Brad has been able to establish trust with members of the public,
an ability that has helped ensure that projects can progress smoothly once
the planning process is finished and communities begin to implement their
plans.
EDUCATION
Bachelor of Science in Community and Regional Planning, Iowa State
University
Minnesota Real Estate License, Prosource Educational Services
MEMBERSHIPS AND AFFILIATIONS
Minnesota Chapter, American Planning Association
American Institute of Certified Planners
Sensible Land Use Coalition
Minnesota Design Team (Co-Leader)
Urban Land Institute
BRAD SCHEIB, AICP
VICE PRESIDENT
HOISINGTON
KOEGLER
GROUP
INC.
PROJECT EXPERIENCE
City of Champlin, MN;
- Mississippi Crossings Redevelopment Plan
- Comprehensive Plan Amendment
- GIS Strateglc Plan
City of Ramsey, MN;
- Comprehensive Plan
- Redevelopment Planning
- Commuter Rail Station Area Planning
City of Newport, MN; 7th Avenue Redevelopment
Plan
City of Dsseo, MN; Downtown Market and Land Use
Study
City of Moorhead, MN;
- Comprehensive Plan
- Growth Area Planning
- Zoning Ordinance Revisions
City of Hastings, MN; Downtown Master Plan
Metro Transit;
- Northwest Corridor BRT Station Area Planning
Hennepin County, MN;
- Golden Triangle Land Use/Transportation Study
City of Sl Paul, MN;
- E. 7th StreeVArcade/Seeger Square TOO
Charrette
- University Avenue/Dale Street TOO Study
City of Minneapolis, MN;
- East End Revival TOO Plan
- Corcoran Midtown Revival TOO Plan
- CARAG Neighborhood Master Plan
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PROFESSIONAL EXPERIENCE
JeffMcMenimen is an award winning landscape architect with over fifteen
years of experience in urban, resort, community and campus planning,
and public space design. As Director of Design of HKGi, Jeff plays a
leadership role in the design of many of the firm's projects. Jeff is highly
regarded for his commitment to producing legacy project work and the
ability to bring creative solutions to complex land development problems.
Jeffhas extensive experience on a wide variety of projects throughout the
country and abroad. Most recently, as a project leader with Design
Workshop in Denver, Colorado, Jeff successfully led the design and
implementation of Denver's Riverfront Commons, an award winning
brownfield redevelopment located in Denver's Central Platte Valley.
AREAS OF EXPERTISE
Jeff's experience and expertise stretches across a broad spectrum of the
planning and design discipline. In particular, however, Jeff brings superb
design talents and sensibilities to the task of place-making in urban
environments. He has traveled extensively throughout the world, studying
the planning and design of great cities and public spaces. He has successfully
leveraged that interest with his talents and a commitment to producing
quality work to implement several award winning projects throughout
the country. Jeff is also committed to active participation in professional,
community and academic organizations. He has been an active member
of the Urban Land Institute and the Society of College and University
Planning. He continues to stay actively involved as an instructor, juror and
mentor for the University of Colorado at Denver and the University of
Minnesota College of Architecture and Landscape Architecture.
EDUCATION
Bachelor of Landscape Architecture, University of Minnesota, 1989
AWARDS
Congress for New Urbanism, Charter Award, Denver Riverfront
Commons, Denver, CO., 2003
Valley Forward Honor Award, Kierland Commons, Phoenix,AZ., 2003
Colorado Chapter ASLA Honor Award, Denver Riverfront Commons,
Denver, CO., 1998
ASLA Honor Award Recipient, 1989
MEMBERSHIPS AND AalVITIES
Urban Land Institute
Instructor, University of Colorado at Denver
JEFF McMENIMEN
DIRECTOR OF DESIGN
HOISINGTON
KOEGLER
GROUP
INC.
PROJECT EXPERIENCE
'City and County of Denver, CO
- Denver Riverfront Commons Neighborhood
Master Plan (includes slreetscape design of ten
residential and retail streets)
- Unocal Redevelopment Study
'City of Aurora, CO
- Martin Luther King, Jr. Ubrary Plaza
Redevelopment Design
- Sand Creek Parkway Slreetscape Design
City of Grand Rapids, MN; Downtown Master Plan
Ryan Companies; Minneapolis, MN; Bassett Creek
Valley Redevelopment Master Plan
City of Moorhead, MN; Growth Area Plan
Hennepin County/City of Edina, MN; Southdale Area
Land Use and Transportation Study
Banff, Alberta, Canada; Banff Downtown
Revitalization Plan
'City of Phoenix, Al.; Kierland Commons Specialty
Retail Center
'City of Albuquerque, NM; High Desert Community
Master Plan
City of Tusayan, Al.; Canyon Forest Village Master
Plan
City of Broomfield, CO
- Palisade Park Town Cenler Master Pian
- Umestone Town Cenler Master Pian
, work perfromed with previous employer
Hoisington Koegler Group Inc.
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EXPERIENCE
Bryan Haxjes' experience includes work on a number of master planning
projects for both private sector and public sector clients. In addition to
providing his site design expertise to a number of residential and mixed
use projects, Bryan has also contributed his urban design skills to several
redevelopment projects, including downtown revitalization plans for
Hutchinson and Excelsior; redevelopment guides for areas in Little Canada
and Prior Lake; and streetscape improvements for a number of
communities. In addition, Bryan has played a critical role in the design
phase on larger neighborhood design projects in Cottage Grove and
Farmington, as well as the Upper Harbor Terminal Design project along
the Upper Mississippi River in Minneapolis.
Bryan has contributed to a number of park design projects, most notably
the award-winning Hastings River Flats project that features ecological
restoration and preservaton, interpretive resources, and festival gronnds
on an abandoned industrial site. Finally, Bryan has produced construction
documentation for the implementation phase of a number of projects.
AREAS OF EXPERTISE
Bryan's interest and skill in neighborhood design has helped him become
one of HK Gi's design experts, particularly in the areas of urban design and
residential site deSign. He has been the principal designer for a series of
residential development projects in Cambridge, Ramsey, Carver, Chaska,
Gem Lake, and Cologne, Minnesota. His design talents have also been
tapped for the East Ravine Neighborhood Pre-Design project in Cottage
Grove. Bryan's experience developing a landscape! screening concept for
KARE 11 's office along Highway 55 in Golden Valley led him to be called
on to compose a revised landscape and screening ordinance for the City of
Bloomington.
EDUCATION
Bachelors of Environmental Design, University of Minnesota
M.L.A., University of Minnesota
REGISTRATION
Landscape Architect, Minnesota
BRYAN HARJES, RlA
HOISINGTON
KOEGLER
GROUP
INC.
PROJEa EXPERIENCE
City of Hutdlinson, MN;
Downtown Revitalization Master Plan
City of North Brandl, MN; ESSBY Redevelopment
Area Master Plan
City of Excelsior, MN;
Downtown Revitalization Master Plan
City of Uttie Canada, MN;
Uttle Canada Road Streetscape and Amenities
Improvements
City of Champlin, MN; Highway 169/Community
Entry Construction Details
City of Hastings, MN
- Downtown Redevelopment and Levee Park
Improvements
-Hastings River Flats and Interpretive Center
- Roadside Park Concepts and Master Plan
- Wallin Park Concepts and Master Plan
City of Prior lake, MN; Downtown Redevelopment
Guide
City of Cottage Grove, MN; East Ravine
Neighborhood Pre-Design
MetroPlains Development;
State Hospital Site Master Plan, Cambridge, MN
City of Charles City, IA; Main Street Redevelopment
Concepts
Hoisington Koegler Group Inc.
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EXPERIENCE
Rusty Fifield has provided communities with planning and financial
consulting services since 1983. He has served local governments in
Minnesota for more than 25 years, working with more than 120 city, county
and school clients during that time. Prior to joining HKGi, Rusty worked
as a public finance advisor dealing with capital and economic development
finance. He participated in more than 220 financings representing
$660,000,000. Rusty's consulting experience is enhanced by his experience
working in city management. He also continues to build on his community
planning experience. Rusty has served as project manager on a number of
comprehensive community planning projects, including comprehensive
plans for Worthington and Luverne.l1ris experience adds another dimension
to his ability to envision potential strategies to undertake community
change.
AREAS OF EXPERTISE
Rusty's role on nearly every project HKGi undertakes is to help
communities build an implementation road map. Putting planning initiatives
into action typically requires an ability to dedicate necessary fiscal resources.
Rusty's extensive knowledge about public fmance enables him to help
communities locate those resources. Because of the complexities involved
with public fmance, Rusty truly offers HKGi's clients a unique-but
essential-asset.
Rusty also applies his specialized expertise to areas such as strategic
planning; group decision making; redevelopment and housing; financing
infrastructure and community development; community planning; and fiscal
impact analysis. He has assumed the lead role on a number of recent planning
projects including comprehensive plan updates in Elk River, Worthington,
and Luverne and Rosemonnt's recent Downtown !\.laster Plan.
In addition to bringing an impressive catalog of planning and public fmance
knowledge, Rusty also possesses outstanding communication skills. He
brings a unique enthusiasm to his work that has proven to be contagious.
This characteristic helps Rusty build trust with project stakeholders and is
an essential ingredient for a successful public participation and consensus-
building process.
EDUCATION
Bachelor of Arts (Economics) - Fort Hays State University. KS
Masters in Planning - Humphrey Institute of Public Affairs, University of
Minnesota
RUSTY FIFIElD
STRATEGIC PLANNER
HOISINGTON
KOEGLER
GROUP
INC.
PROJECT EXPERIENCE
City of Columbia Heights - Industrial Area
Redevelopment Plan
City of Grand Rapids, MN; Downtown Master Plan
City of Maplewood, MN; Gladstone Neighborhood
Redevelopment Master Plan
City of Hutchinson -
-Downtown Revitalization Master Plan
-Spedal Service District
City of Rosemount- Downtown Master Plan
City of Excelsior - Downtown Revitalization Master
Plan
City of Prior Lake - Downtown Development Guide
City of Hastings - Downtown Revltallzatlon Plan
City of UllIe Canada - Development Guide for Rice
StreeVUttle Canada Road Area
City of SI. Louis Park
-Spedal Service Districts
-Excelsior a Grand Redevelopment Project
City of Worthington - Comprehensive Plan/Goal
Setting Workshop/Utilities Strategic Planning
City of Minneapolis; Upper Harbor Tennlnal
Redevelopment Study
City of Edina
- Strategic Plan
- Local Traffic Task Force
- Grandview Square
- Capital Improvement Plan
Hoisington Koegler Group Inc.
11113
fjJD
EXPERIENCE
Lil Leatham is a registered landscape architect with experience in applying
GIS applications as a tool for site design, land use planning, transit oriented
development projects and ecological systems analysis. She has been
responsible for GIS data collection and coordination on comprehensive
planning projects in Chanhassen, Hastings, Faribault, Eden Prairie and
Cottage Grove. In addition to her GIS expertise, Lil has contributed parks
planning and design expertise to both comprehensive plans and individual
park projects. Most recently, Lil led Hassan Township through a
comprehensive park, trail and open space planning process. She also helped
develop the parks component of comprehensive plans for Faribault, Elk
River and N orthfield.
AREAS OF EXPERTISE
Lil's primary area of expertise has been as a GIS specialist. Her extensive
GIS contributions to the award-winning Mississippi River Greenway
Strategic Plan were essential in building an ecological framework around
which to build the plan. As the GIS coordinator on a number of projects
for HKGi, she has been responsible not only for compiling the maps and
the data necessary to compose them, but she has also been responsible for
coordinating the GIS work performed by other consultant fIrms.
Lil's responsibilites with HKGi have also been increasing as she has begun
to playa more active role in project management and the public
participation phases of the planning process. Particularly through her project
work in Hassan Township and the City of Chanhassen, Lil has begun to
further develop and exercise her communication skills. The success of these
projects indicates that she will continue to assume an increasing role on
future HKGi projects.
EDUCATION
M.L.A. . University of Minnesota
B.A., Political Science - Emory University, Georgia
AWARDS
1999 ASLA Merit Award for Student Work
Landscape Architecture Academic Achievement Award, 1998, 1999
AalVITIES AND AFFILIATIONS
ASLA, Minnesota Chapter
"Valued Places-Landscape Architecture in Minnesota" - contributing
author
LILLIAN LEATHAM, RLA
HOISINGTON
KOEGLER
GROUP
INC.
PROJECT EXPERIENCE
Ryan Companies; Bassett Creek Valley
Redevelopment Master Plan, Minneapolis, MN
City of Minneapolis; MN; Downtown East/North
Loop Master Plan
City of Mound, MN;
. Greenway Concepls
- Mound Vision Downtown Revitalization
City of Hastings, MN;
- Hastings Greenway Plan
- Downtown Revitalization Master Plan
Hennepin County/City of Eden Prairie, MN; Golden
Triangle Land UselTransportaiton Study
City of Mlnnetonka, MN; Glen Lake Neighborhood
Master Plan
Hassan Township, MN;
. Henry Woods Memorial Park Plan
. Parks and Open Space Plan
- County Road 144 Trail
City of Cottage Grove, MN; East Ravine
Neighborhood Pre-Design
City of Elk River, MN; Comprehensive Plan
Dakota County, MN;
- Miesville Ravine Park Reserve
. Thompson County Park
- Lake Byllesby Regional Park
City of Chanhassen, MN;
- various park and trail design projecls
- Town and Country AUAR
Hoisington Koegler Group Inc.
11111
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Less than two years after a downtown redevelopment plan failed to receive
City Council approval, the Rosemount Port Authority turned to HKGi to
help chart a course for the future of Downtown Rosemount. HKGi led an
eight-month planning process that drew on input from the public, market
research, fmancial analysis, developer reviews, and HKGi's urban design
and project experience. Furthermore, because of the history of planning
efforts in downtown Rosemount, HKGi placed additional emphasis on
formulatiog a plan that the City could immediately begin to implement.
Downtown Rosemount is facing several imminent changes that will have a
great effect on the economic and physical landscape. Without sound
strategies to guide the City through changes such as the relocations of St.
Joseph's Church and the Genz-Ryan business; a redevelopment proposal
for the Brockaway Glass Factory; a purchase agreement for a key piece of
downtown property; siting of a Dakota County library; and future
improvements to the downtown schools, such changes might either have a
detrimental effect on the downtown environment or might not be realized
to their fullest potential as catalysts for positive downtown redevelopment.
The planning process identified eight separate "focus areas" within the
downtown. Such an approach allowed for a clearer evaluation of the
opportunities and constraints facing each area within downtown and will
allow the City to systematically address the many changes either in progress
or on the horizon.
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The (()(Irept of retail condos was a unique redevelopment initiative that grew out of the planning pl1Xe5S. This concept which
features condos available for purchase by business owners, captures the marader of other dowrrtown homes a/ready convened
to commercial use. This initiative is directed spedfically towards a challenging site that now houses a plumbing (ontJading
business.
Development Framework
for Downtown Rosemount
Rosemount, Minnesota
Rosemount Port Authority
[ity of Rosemount
The Core East area features new mlxed-use development OeftJ, hlgh-
density r15i1/en1kil (cenIer Wp), and med/Um-den5ity (1igIrI! froJsed
around a stmm water retention pond that doubles as an open space
;lmPflIhl.
Sf. Josephs Church and Fluegel's Bevator are community landmarks in
Rasemount. 11Je Development Framework makes these' part of the
foundation tor redevelopment. The result will be development that truly
reflects the dJaracter and identify of the community,
Hoisington Koegler Group Inc.
11111
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The City of Osseo is a small town and historic village located along County
Road 81, a major highway corridor that connects directly to downtown
Minneapolis. CR 81 has been studied as one of the major transit corridors
in theTwin Cities, the Northwest Corridor, with a potential station located
near downtown Osseo. Osseo's proximity to rapidly developing suburban
communities, has forced the community to face numerous issues, including
maintaining a vital downtown retail core, managing high volumes of traffic,
and preserving the character of downtown Osseo. A consultant team led
by Maxfield Research, in collaboration with HKGi and Meyer Mohaddes
and Associates (MMA), has been retained to evaluate these challenges and
develop a strategy to help achieve the community's vision of preserving its
small town character.
HK Gi completed a physical inventory of the land use patterns and urban
design patterns in downtown Osseo and along the Highway 81 corridor.
This inventory was used to help identify potential redevelopment areas.
Working directly with Maxfield Research and MMA, HKGi integrated
traffic and parking issues with the GIS data base in order to evaluate the
relationship between land use and transportation. As the project continues
to evolve regional market perspectives will be combined with the physical
land use and traffic analysis to determine plausible strategies to enhance
and position downtown Osseo for success.
Underutilized parreJs were
identified using the GIS parcel
database that mapped such factors
as Roor area mtJos, parlc/ng
availability,propertyvaJues.
bUilding conditions, land US"e,
vaamq infa/11/atiQn and ather data
COllated and mapped during the
initial phase of the project. This
map reflects preJiminaIY (mdings of
redevelopment apportunifies.
l
Osseo Downtown and
Highway Commercial
Market Study
Osseo, Minnesota
Hennepin County IClty of Osseo
Traft/( rongestion during rush hours is excessive as rommuters use
Central Avenue ttJ avoid Highway 169 lTaff/c congestion. A driving force
behind /his study is a need to alleviate the increasing pressures placed
on the roadway system In the area.
The Cdy of Osseo has encouraged initiatives to encourage reinvestment
In the dol-W1town area. This study is Intended to identify ather
opportllnities for redevelopment and establish an understanding of a
suitiJble market segment that would be rondudve to Dowmown Omo.
Hoisington Koegler Group Inc.
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The City of Hastings, a classic Mississippi River town, enjoys a commercially
vibrant, historically intact downtown district that serves local residents
with a variety of services and retail options, and attracts visitors from around
the region. A number of changes, either already in the works or visible on
the horizon, prompted the City to hire HKGi to lead a downtown master
planning effort for Original Hastings that will help the City guide those
changes so they have a positive effect on the downtown.
Highlights of the Downtown Master Plan include: greater connections
between Downtown and the Mississippi Riverfront; identification of a
number of potential redevelopment sites; a strategy to capitalize on the
potential for a downtown commuter rail station; a set of design guidelines
to help downtown maintain its architectural integrity; a strategy to increase
the amount of residential options in and around downtown; and the use of
innovative storm water treatment methods to help the City control its
infrastructure costs and improve environmental quality. In addition, a strong
strategic plan, designed to help the City fund and achieve its goals, makes
up a central part of the Master Plan.
Hastings has enJoed a history of ardJiteduJa/ly slgnifiCilnf bridges. The master plan recommends f11a( tiJe Cily be praadille in
ensuring that reconstruction of the CllT1Mt Highway 61 bridge (above) retains a distinct mamder and Jmegrates amenities that
wi// increase the visibility of downtown Hastings and improve acress to downtown from the bridge.
Downtown Master Plan
Hastings, Minnesota
Hastings Housing and Redevelopment
Authority
Original Hastings features a number of historically sign/flam! homes and
bu5inesses. The master plan design guidelif1e5 will enrourage new
developments to maintain the charader at Original Hastings.
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RIEGIONALTRAIL
One of the master plan's more Innovative Inltlatfves recommends the
inlegrdliOlI of !>10ml waler U&liment weUands and ltains into me
downtown landscape
Hoisington Koegler Group Inc.
mil
liD
The City of Newport faces many challenges and opportunities over the
next 20 years as US TH 61 is reconstructed. The opportunities that the
City face include cleaning up undesirable and inefficient land uses and
redeveloping them into attractive places to live, work, shop and play.
HK Gi worked with the City to prepare a redevelopment plan for 7'" Avenue
that includes a new City Hall, additional park and open space areas that
provide separation and open space between the railroad and future
development, and a pedestrian path system that provides connections to
greater Newport and the Mississippi River. These various public
improvement projects are intended to attract private investment and help
ensure that the character of new development incorporates character
elements from the surrounding area like historic preservation in the street
pattern and the use of the historic switching tower at the terminus of 6'"
Street, historically called 'Main Street.'
This redevelopment plan is the fIrst of many projects that are listed as
implementation steps in the 1999 Comprehensive Plan for the City of
Newport. This Comprehensive Plan was also developed by HKGi.
~~
7th Avenue Redevelopment
Plan
Newport, Minnesota
City af Newpart
Hoisington Koegler Group Inc,
11111
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Although the City of Hutchinson's downtown maintained much of its
original character, signs of its age and decreasing economic viability were
beginning to show, prompted the City to hire a consulting team, led by
HKGi, to develop a master plan to guide future efforts to revitalize
downtown Hutchinson. The study included an extensive assessment of
downtown's current conditions; a market analysis; land use, traffic, and
parking recommendations; streetscape and building design guidelines; and
an implementation strategy to guide the City through plan implementation.
The Master Plan attempts to build upon Hutchinson's existing strengths.
For example, the city's residents have a strong history of supporting the
performing arts and would like their downtown to include such
opportunities. The Master Plan seizes on this objective by proposing an
initiative to reuse a downtown school auditorium as a multi-organizational
performing arts center that could host locally-produced and touring
productions. Civic uses such as the Library-a Carnegie Library surrounded
by Library Square park-also form a pillar of the downtown fabric.
Revitalization efforts should capitalize on the activity generated by civic
uses. Other initiatives build on the downtown's historic character, the Crow
River and Luce Line Trail as recreational attractions, and the desire of
Hutchinson'5 residents to see more downtown residential opportunities.
71Je Crow River (ommons, a riveJfront park, WOlJld provide a re(lffitianal attraction for downtown and would conned to the
Luce Une Trail, It would also provide an attractive setting for new housing on the opporlJ..mities.
Downtown Revitalization
Master Plan
Hutchinson, Minnesota
City of Hutchin!on
2003 Minnesota APA
Award Winner
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A farmers market buill adjacent to liblary Square aJllkJ attlat1 visltOlS to
the downtown. 11Ie design of the pavJ//on might mirror the UlNary's
-res.
The fabric of Downtown Hutchinson retains much of its historic
dlaracter (top left phato), but many Individual properties suffer from
unaemtUizaliDn and a resuhing shortsge of investmenl in malnlenance
and upkeep. Reuse of propertles such as the State 11Jeater (bottom letIJ
and the Hutminsan Hotel (top SketdJ) will be necessary in order to
begin the process of revttalization. Mal/lanai streetscaping,
designed to complement existing feafures sum as the
Hager Jewelry dodc (right photo), is also called (or in the Master Plan.
Hoisington Koegler Group Inc.
1.1I11
lBD
Downtown Excelsior, which thrived as a tourist destination during the
heyday of the resort era of Lake Minnetonka, is still considered by many to
be the downtown for the entire southern shore of Lake Minnetonka. While
Downtown Excelsior already possesses many positive qualities: a compact
downtown core, distinctive natural amenities, and a mixture of housing
types and commercial building stock, the City must address a range of
issues if it is to maintain and strengthen those advantages. Initiatives that
the HKGi-led consultant team hasdeveloped include improvements to the
Port of Excelsior; distinctive gateways into the city from Highway 7;
streetscape and design guidelines that promote mixed-use, pedestrian
activity and capitalize on Excelsior's historic qualities; and the establishment
of a Farmer's Market to help spur greater downtown activity. The initiatives
will help Downtown Excelsior become a thriving, pedestrian-oriented city
that is as distinctive as the city's natural surroundings.
Downtown Revitalization
Master Plan
Excelsior, Minnesota
City of Excelsior
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Downtown ExreJsior is the downtown for severa/south shore
communities but must nnd a better way to capitilJize on its superior
lOOIfian. As /nd/@tedbythisgraphic, fxr:e/siar is hemmed ;n , me;mlng
new rommerdal growth has been OCQJn1ng elsewhere.
Excelsior has many posmve qualities on whldllO build. Induding a
compad downtown ~op feft), a diveTSe building stock (top r/ght), and a
terrific location on the south shore of Lake Minnetonka (bottom). The
lakefront. however, ru1TMfJy suffers tram too many barriers that sepaIQte
# _ downl1!WTJ UnldcIJe Ief/).
Hoisington Koegler Group Inc.
11111
Ij)D
The realignment and improvement of County Road 15 through the City
of Mound is an important facet of the downtown revitalization master
plan known as MoundVisions. County Road 15 not only provides an entry
into downtown Mound, but cuts right through the heart of downtown,
acting as a type of Main Street. Because of its prominence, the character of
the street must contribute to the qualities that Mound Visions establishes
for the downtown area while still maintaining its functionality as a
thoroughfare. To that end, the improvments to County Road 15 will
transform the street into a pedestrian-friendly, tree-lined boulevard
featuring themed lighting, special paving at key intersections, special garden
areas aroWld the stOfl? water ponds at the Auditor's Road intersection,
and attractive bus shelters, benches and trash receptacles. The intersections
at County Road 110 and at Auditor's Road are especially important because
of their strategic locations. Both provide access to the unique activity area
envisioned in the revitalization plan, an area that includes a future
commercial, retail, and entertainment row along Auditor's Road, as well
as the boardwalk, boat launch and community plaza found on the Lost
Lake Canal and Greenway.
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T11e intersedi{)fl with Auditor's Road might be the most Important intersection in Mound due to Its proximity to the Lost Lake
Canal and Greenway. This intersection will Seffi' as an entry to a revitalIzed d/strid and must proVide a signal to passersby that
this Is a place to be visited. This Intersection will provide jlill sIKh a signal by being Mgreen,. conveyIng a sense of the natural
environment to be found down AuditDr's Road.
County Road 15
Realignment
Maund, Minnesota
City of Maund
Themed lighting and banners evokJngthe dty's relationship to LEke
Minnetonka. Trees lining the streets will also reinforce the town's
relationship to the nafllra/ evnJronment.
Although the CRIIO intersection provides access toAudltor's Road and
the Lost Lake Canal and Greenway, the intersection is impoltant In Its
own right as a commerdallntelSection. Special paving, iron fencing, and
tree planting win help establlsh an inViting environment for this
Importantaossroads.
Hoisington Koegler Group Inc.
mil
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As its name implies, the Gateway District is the "front door" to the Detroit
Lakes commercial core. However, a disorienting array of buildings and a
lack of greenery and pedestrian amenities has led to an entrance that lacks
in both identity and visual appeal. The planned relocation of Highway 10,
however, has offered the city the opportunity to reinvent this important
area through the redevelopment process.
The Master Plan developed by HKGi and Bonz/REA would re-establish
the area as an easily identifiable entrance to the city that invites both
automobile traffic and pedestrian activity. Green space connections, rain
water gardens, streetscaping, public plazas and gathering spaces, street
realignments, and redevelopment situated at the street front will provide
a greater pedestrian orientation. The Master Plan also takes a parcel by
parcel look at redevelopment possibilities and suggests potential catalyst
proj ects for the city to pursue.
One of the centm elements of the Master Plan Is the Introdudion of open space and green space Into the downtown aff!D. 1he
open spare fronlitlg a relocated HJgfJway 10 (upper rtght hand comeT} not only presents an inviting, green 'face. to highway
tJQveJers, but it would also arromodate stmmwater infdlJation and conned the Gateway Distrid. to new development fO the west.
The public greenway bisecting new redevelopment (red buildings) also treats stDrm water and provides mud! needed green
space to the downtown.
1-
Gateway Redevelopment
Master Plan
Detroit Lakes, Minnesota
City of Detroit Lakes
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A Gateway canc:ept might s/eze on Detroit lakes strong cotlnedion to the
NOfthwoads and streng/hefIltIe distrld', identity tiJr passersby.
1he vaamt County Market property ocaJp/es a large piece of the Gateway
District. If short tenn effrJrls to find a reuse for the property fail, then the
Master Plan recommends a redevelopment scenario that ree5fablishes the
street grid through the anrent market parking fat
This pub//( square at the County Court/wuse represents one af the few
publlcopen spares in downtown. The Master Plan recommends mating
mOff.' green open spaces in the Gateway DIstrict.
The dJarader of the Gateway District should complement the hlstork
character otthe Main street District shawn here.
Hoisington Koegler Group Inc.
11I13
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HKGi completed a concept plan for redevelopment of the Lake Drive/
Lexington Avenue area of Circle Pines. The redevelopment area covers
approximately 50 acres of aging commercial, decaying residential, wetland
and forest at the intersection of two busy county roads. At the project's
outset, the site suffered poor access from both Lake and Lexington, was
witnessing a recent increase in crime, and lacked a clear identity.
The final plan established a denser, more urban development for the project
area. The Plan envisioned a continuous parkway offering a better connection
across Lake Drive; a new pedestrian trail circling an expanded water quality
improvement pond; a network of interior greenways; and an overall
streetscape and landscape pattern that recalls natural patterns throughout
the City. Increased density along Lexington and development strongly
oriented toward Lake would combine with landscape treatments to create
a strong sense of arrival in Circle Pines.
The Comprehensive Urban Master Plan developed by HKGi helped attract
a developer to the site. The Master Plan provided the foundation for the
Village at Circle Pines development, scheduled for competion in 2004.
While private developers are constructing the housing and commercial
portions of the project, HKGi is providing the design and construction
administration for the streetscaping and public amenities.
The streel5caping and public amooitles,
shown here under (ofl5tructJOI1, provide an
important element to the Vii/age at Qrde
Pines development. These public works will
help lend mataoo to the neighborhood and
will help create a more pleasant environment
for residents and pedestrians.
Multi-family housing unit5 OJITefltly under
construction at the Village at Circle Pines.
Lake and Lexington Area
Comprehensive Urban
Master Plan
Circle Pines, MInnesota
City of Circle Pines
5treeIscape and /andsCilpe treatments, density and quality of
arrhffedure and a rontinuous parkway combine to untfy
thes/te.aeatinga.gateway"thatrontributesto
the sense ofaIrivalln aWe Pines.
Hoisington Koegler Group Inc.
11111
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The City of Little Canada, realizing that it had no criteria for judging what
kind of development best suited the community for this highly visible site,
hired Hosington Koegler Group to develop a plan for the entire Rice Street
corridor. Because redevelopment in this fairly well-developed, although
somewhat neglected corridor would affect numerous businesses, land
owners, and nearby residents, the process involved significant public
participation. The plan, which includes market analysis, financial feasibility,
and urban design, will provide the framework for redevelopment of this
site as well as others within the study area.
The Development Guide features a more intense focus on the Rice Street!
Tittle Canada Road intersection. This intersection would become the most
intensely developed commercial node along Rice Street, accommodating
new commercial, office and residential uses and creating a district that
serves pedestrians from nearby neighborhoods as well as cars traveling the
Rice Street corridor. Principles outlined for this area will provide a model
for redevelopment of other commercial nodes in the corridor.
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Streets@peelementsandpfamJng pattems establish an urban design framework.. Downtown wHJ be a mix of uses connected by
public open spaces.
Rice Street/Little Canada
Road Development Guide
LIttle Canada, Minnesota
City of Little Canada
Additional high-, medium- and /ow-density residential development will
provide alticafaf support for commerdal developments In the area.
Street5t:ape Improvements along Little Canada Road are an Important
public redevelopment initiative. The CIty minimized local costs by
coordinating work with planned improvements by Ramsey CDUnty.
Hoisington Koegler Group Inc.
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BiB MCCOMB GROUELtd.
000 REA L EST ATE AND
RETAIL CONSULTANTS
December 27,2004
Mr. John Meyer
CITY OF CENTERVILLE
1880 Main Street
Centerville, Minnesota 55038
Dear Mr. Meyer:
In response to your request, we have prepared a work program to conduct market analysis to
determine future demand for retail and residential development in Centerville. The objectives of
this engagement are to:
. Delineate a retail trade area for Centerville and estimate future residential
development and households for 2010, 2015, 2020 and 2025.
. Estimate demand for retail, service, and office service space in Centerville for 2010,
2015,2020 and 2025.
. Evaluate Centerville's existing commercial area.
. Determine demand and absorption for residential development in Centerville.
. Identify the types of housing suitable for development in Centerville. /
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The work program described below is designed to fulfill these objectives and estimate demand
for retail and residential development in Centerville.
WORK PROGRAM
The work program outlined below is designed to fulfill the above objectives. Specific work tasks
are described below.
. Study Area Evaluation
Centerville's central area will be evaluated to determine their suitability for commercial
and residential development. Factors to be evaluated include, but are not limited to:
location, ingress and egress, access, visibility, current and future traffic counts, and
relationship to adjacent uses.
. Competitive Shopping Areas
Shopping areas competitive with Centerville will be identified and evaluated to determine
competitive impacts on future retail development. Principal competitors will be
identified and evaluated for tenant mix, retail GLA, and anchor stores.
222 South Ninth Street Suite 3S0 Minneapolis, Minnesota 55402 . (612) 339-7000 Fax: (612) 338-5572
Mr. John Meyer
December 27,2004
Page 2
. Business Interviews
Owners and managers of businesses in Centerville will be interviewed to obtain their
observations on retail trends, competitive pressures, where their customers live, and other
information pertinent to the study.
. Trade Area
The trade area for Centerville's commercial area will be delineated based on arterial road
patterns, drive times, and McComb Group experience. The economy of the trade area
will be analyzed to identify and quantify those factors that generate support for retail and
service establishments. Factors to be evaluated include, but are not limited to:
employment, population, households, building permits, and household income.
Comprehensive plans for adjacent communities (Lino Lakes, Hugo, North Oaks, and
White Bear Township) will be evaluated to determine residential and commercial
development potential. Past growth trends in the northeast growth corridor will be
evaluated to determine trade area share of metropolitan area residential growth. This
analysis will be used to prepared market driven estimates of future household growth.
Trade area growth trends will be evaluated to determine residential growth potential for
target years of 2010, 2015, 2020 and 2025. Retail and service purchasing power of trade
area households will be estimated.
. Retail Development Potential
Future retail development potential in Centerville will be estimated taking into
consideration competitive impacts, trade area demographics, and trade area purchasing
power and estimated market share. Future retail and service sales potential for
Centerville will be estimated by business type based on purchasing power, competitive
shopping areas, and current retail trends. Estimates of retail, service and office service
space supportable by sales potential will be prepared for target years of 2010, 2015, 2020
and 2025. The type of shopping center environments suitable for the potential uses will
be identified.
. Residential Market Demand
Market driven demand for housing in Centerville will be estimated utilizing results of
analysis described in the trade area task. Market demand for housing types suitable for
Centerville will be identified. Housing types to be considered include single family and
multi-family. The multi-family analysis will address, but is not limited to: detached
townhomes, townhouses, row housing, garden apartments, and other types of housing in
rental and for-sale products.
. Design Consulting
McComb Group personnel will be available to meet with city staff and design consultants
to review development potential as it relates to specific areas in Centerville; and discuss
Mr. John Meyer
December 27, 2004
Page 3
how and where to accommodate future growth potential. The budget provides for eight
hours of meeting time.
The results of our work will be documented in a final report designed to meet client needs. The
report will contain appropriate graphics and explanations of our principal [mdings, conclusions
and recommendations.
MEETINGS
Four meetings, excluding design consulting, are planned during the course of the evaluation and
include the following:
. Start-Up Meeting will be held at the beginning of the engagement to finalize research
objectives and obtain client-provided information.
. Client Meeting to discuss preliminary results of market research tasks.
. Report Meeting to discuss results of work tasks and findings. This meeting will cover
all aspects of the research program.
. City Council Meeting to report results of [mdings and recommendations. This meeting
will cover all aspects of the research program.
The budget provides for four client meetings as described above. Additional meetings will be
billed at our normal hourly rates plus expenses.
QUALIFICATIONS AND EXPERIENCE
McComb Group, Ltd. is a full-service retail and real estate consulting firm specializing in market
research and financial feasibility. The firm has extensive experience in the retail industry and
has conducted market research for retail stores and shopping centers of all types as well as
downtown and neighborhood commercial areas. In addition, McComb Group, Ltd. consulted
with Anoka County evaluating impacts of rebuilding County Highway 14 in downtown
Centerville. McComb Group experience related to this engagement is attached.
McComb Group, Ltd. has a team that is qualified to conduct the research described in this
proposal. McComb Group's professional staff associated with this engagement includes the
following:
. James B. McComb, President, founded the predecessor of McComb Group in 1974
following six years as a member of the corporate staff with Dayton Hudson Corporation.
His experiences at Dayton Hudson and daily association with merchants and shopping
center developers provided the impetus for McComb Group's approach to shopping
center and retail market research and financial feasibility, which includes strong elements
of design and merchandise sensitivities. The firm's approach to shopping center research
and marketing has undergone continuous development and refinement over the past 20
years.
Mr. John Meyer
December 27,2004
Page 4
. William A. Gorton, Executive Associate, has over 25 years experience developing
supermarkets and retail shopping centers, representing supermarket chains as well as
prominent independent supermarket owners. Mr. Gorton provides advice and assistance
related to real estate development, leasing and contract negotiations, business
acquisitions, project management, sales forecasting, site evaluation and market analysis,
financing, capital planning, financial forecasting, business planning, strategy
development, business development and the marketing of programs and services.
Mr. Gorton has provided these services while employed Fairway Foods, Inc., subsidiary
of Holiday Stationstores, Inc.; Kohl's Food Stores, Inc., subsidiary of the Great Atlantic
& Pacific Tea Company; SuperValu, Inc.; Loblaw's, Inc.; and Steams Bank N.A. St.
Cloud, MN. He received a JD from William Mitchell College of Law and is a member of
the Minnesota State Bar Association.
. Linda Oie, Associate, conducts market research, demographic and consumer analysis for
client engagements. Ms. Oie manages the firm's geographic information systems (GIS)
and demographic databases using a variety of computer platforms and proprietary
software.
Prior to joining McComb Group, Ltd., Ms. Oie was employed as Marketplace
Information Manager at SuperValu, Inc. Her responsibilities included conducting
strategic consumer-based analysis of existing and prospective supermarkets, profiling
SuperValu customers, and delineating trade areas for existing and proposed stores.
. Susan Nache, Consultant, performs market research, demographic analysis, and
consumer research tasks. Ms. Nache conducts consumer research analysis and cross-
tabulation on McComb Group's survey processing software; and is familiar with software
programs used by McComb Group, Ltd. for financial feasibility and statistical analysis.
Mr. McComb will be responsible for managing and directing the overall research program and
will participate directly in findings and conclusions. Individual work tasks will be assigned to
personnel within the firm based on qualifications and experience.
BUDGET
The budget for the work program and work products described in this proposal is shown below.
Professional Services
Study Area Evaluation
Competitive Shopping Areas
Business Interviews
Trade Area
Retail Development Potential
Residential Market Demand
Design Consulting
Report Preparation
Meetings
Total Professional Services
Budl!:et
$ 1,700
2,900
1,250
2,900
3,700
4,800
1,800
1,500
2.000
$ 22,550
Mr. John Meyer
December 27, 2004
Page 5
Expenses (Estimated)
Mileage
Demographics
Computer
Report Production
Reproduction
Miscellaneous
Total Expenses
$ 75
450
125
1,200
100
100
TOTAL BUDGET
$ 2,050
$ 24.600
The professional fees for the services outlined in this proposal total $22,500 and will be
performed at a price not-to-exceed that amount. Expenses, estimated at $2,050, are to be
reimbursed based on actual cost. The budget is based on the amount of time required to perform
the work tasks and our normal hourly billing rates of $230 for principals, $185 for executive
associates, $125 for senior associates, $100 for associates, and $75-$100 for consultants.
Company policy requires a retainer of approximately one half of the estimated budget for the
project or $12,300. The retainer will be applied to the final invoice as a credit for billing of
professional services and expenses. Invoices for professional services and expenses will be
rendered at mid-month and month-end as our work progresses.
Standard billing terms are net ten days. A finance charge of 1.5 percent will be charged on all
unpaid balances outstanding more than 30 days.
REPORT PURPOSE
This proposal was prepared with the understanding that the results of our work will be used by
the client to evaluate retail and residential development potential in Centerville. Our report will
be prepared for that purpose and will be subject to the following qualifications:
+ Our analysis will not ascertain the legal and regulatory requirements applicable to this
project, including zoning, other state and local government regulations, permits and
licenses. No effort will be made to determine the possible effect on the proposed project
of present or future federal, state or local legislation, or any environmental or ecological
matters.
+ Our report and analysis will be based on estimates, assumptions and other information
developed from research of the market, knowledge of the industry and discussions with
the client. Some assumptions inevitably will not materialize and unanticipated events
and circumstances may occur; therefore, actual results achieved will vary from the
analysis.
+ Our analysis will not evaluate management's effectiveness or be responsible for future
marketing efforts and other management actions upon which actual results are dependent.
+ Our report will be intended solely for the purpose described above and should not be used
Mr. John Meyer
December 27, 2004
Page 6
for any other purpose without our prior written permission. Permission for other use of
the report will be granted only upon meeting company standards for the proposed use.
These qualifications will be included in our final report. If the report is used for purposes other
than specified above, we reserve the right to review the materials for proper use of our work.
ACCEPTANCE PROCEDURES
To indicate acceptance of the proposal, please sign a copy of the proposal and return it to us
together with your check for the retainer as authorization to proceed with this engagement.
We appreciate the opportunity to subrnit this proposal and look forward to hearing from you
soon. If you have any questions concerning the proposal, please call me at (612) 339-7000.
Accepted By:
McComb Group, Ltd.
Company:
" .
(~In~x6 J) IY\cfrNvLb /~I'j
Title:
Date:
James B. McComb
President
QUALIFICATIONS AND
RELATED EXPERIENCE
PROFILE
McCOMB GROUP, LTD.
McComb Group, Ltd. was established in 1974 and provides consulting services to
the real estate industry based on 30 years of experience with development in the
United States and Canada. The firm offers a variety of consulting and analytical
services including market and consumer research, financial feasibility, economic
impact assessments, design assistance, and development consulting. These
services are provided for all types of property.
McComb Group, Ltd. can provide consulting assistance to every phase of a
project's life. Previous engagements have involved product types and services
shown below.
REAL ESTATE DEVELOPMENT SERVICES
Senior Housing
Condominiums & Cooperatives
Mixed-Use Developments
New Urbanism Developments
Services
Site Selection
Market Research
Consumer Research
Remerchandising & Redevelopment
Design Review Consulting
Financial Feasibility
Development Counseling
Tax Increment Plans
Economic Impact Analysis
Litigation Support
Product Types
Shopping Centers
Office Buildings
Business Parks
Industrial Parks
Apartments
Hotels
McComb Group, Ltd. specializes in structuring public/private joint ventures for
development that combine the strengths of private and public organizations to
create unique developments that would not otherwise be feasible.
These services have been provided to a wide range of clients including the
nation's largest institutional investors and development companies as well as
small development organizations and state and local government.
PRIVATE SECTOR CLIENTS
The following is a representative list of clients served by the McComb Group.
Aetna Real Estate Investments; Hartford, CT
Alexander's Department Stores; New York, NY
Brookfield Development Corporation; Minneapolis, MN
Bechtel Investments, Inc.; San Francisco, CA
Carlson Companies; Minneapolis, MN
Century Development; Houston, TX
Chemical Bank; New York, NY
CIGNA Investments, Inc.; Hartford, CT
Corporate Property Investors; New York, NY
Dayton Hudson Corporation; Minneapolis, MN
Dayton's Department Store; Minneapolis, MN
Equitable Real Estate Company; Atlanta, GA
General Growth Center Companies; Minneapolis, MN
Goldman, Sachs & Company; New York, NY
Hill Health Care; Oakland, CA
Homart Development Company; Chicago, IL
Hubbell Realty Company; Des Moines, IA
LucasFilms Ltd.; San Francisco, CA
MEPC American Properties; Dallas, TX
Merrill-Lynch-Hubbard; New York, NY
New England Development; Boston, MA
New York State Employees' Retirement System; New York, NY
Northern States Power Company; Minneapolis, MN
Northwestern Mutual Life Insurance; Milwaukee, WI
Northwestern National Bank; Minneapolis, MN
Opus Corporation; Minneapolis, MN
Palmer Group; Chicago, IL
Prudential Real Estate; Minneapolis, MN
Pyramid Companies; Syracuse, NY
Radisson Hotel Corporation; Minneapolis, MN
Richland Mall Associates; Johnstown, P A
Rouse Company; Columbia, MD
Salomon Brothers, Inc.; New York, NY
Shearson-Lehmann; New York, NY
Simon Property Group; Indianapolis, IN
Skywalker Development Company; San Francisco, CA
Trammell Crow Co.; Minneapolis, MN
Trump Organization; New York, NY
Twentieth Century Fox Real Estate Corp.; Los Angeles, CA
Yarrnouth Group; San Francisco, CA
PUBLIC SECTOR CLIENTS
City of Albuquerque, New Mexico
City of Baltimore, Maryland
Baltimore Stadium Authority, Baltimore, Maryland
City of Bismarck, North Dakota
City ofBiwabik, Minnesota
City of Bloomington, Minnesota
City of Buffalo, New Yark
Chanhassen - Housing Redevelopment Authority, Minnesota
City of Chaska, Minnesota
City of Crookston, Minnesota
City of Crystal, Minnesota
City of Eagan, Minnesota
City of Grand Rapids, Minnesota
Hennepin County Department of Energy and Environment, Minnesota
City of Madison, Wisconsin
Metropolitan State University, Minnesota
Metropolitan Transit Commission, Minnesota
City of Miami, Florida
City of Minneapolis, Minnesota
Minneapolis Park and Recreation Board, Minnesota
Minnesota Department of Administration
Minnesota Department of Transportation
Minnesota State University System
Moorhead Housing and Redevelopment Authority, Minnesota
North Dakota State Highway Department
City of Oakland, California
Olmsted County, Minnesota
City of Owatonna, Minnesota
Port Authority of the City of St. Paul, Minnesota
Public Works Canada, Ottawa, Canada
Ramsey County, Minnesota
City of Richfield, Minnesota
City of Rochester, Minnesota
City of Rockford, Illinois
City of Rosemount, Minnesota
City of St. Louis Park, Minnesota
City of St. Peter, Minnesota
City of Shakopee, Minnesota
City of Sioux Fans, South Dakota
City ofWausau, Wisconsin
City ofWayzata, Minnesota
City of White Bear Lake, Minnesota
City of Will mar, Minnesota
McCOMB GROUP, LTD.
NEIGHBORHOOD AND COMMUNITY SHOPPING CENTERS
Typical retail market analysis engagements for neighborhood and community shopping centers
are described below.
Southbridge Shopping Center - Shako pee, Minnesota
Great Lakes Companies, Inc.
Market analysis was conducted for Southbridge Shopping Center, a power center with 340,750
square feet of GLA. Proposed anchor stores were Wal-Mart and Sam's Club. Other tenants
include category killers, inline stores, and pad sites for restaurants and other uses. Southbridge
can be expanded to over 415,000 square feet. Research tasks included competitive evaluation,
documenting future residential growth, trade area demographics, and documenting area
visitation. Southbridge sales potential was estimated by store categories for a ten-year period.
Time Square - Rochester, Minnesota
Chafoulias Companies, Inc.
Conducted market research for Time Square, a 400,000 square foot urban shopping center
anchored by a 120,000 square foot Nordstrom store. Research tasks included delineating the
primary and secondary trade areas, and examining population and household growth patterns to
determine resident purchasing power. Rochester is home to the Mayo Clinic, which attracts over
700,000 visitors annually. A significant portion of its annual registrations are from the Middle
East and South America. Visitor spending potential of these unique visitor groups were
estimated as part of an overall stody of total visitor spending. Based on the resident purchasing
power and potential represented by Mayo Clinic visitors, Nordstrom chose to locate a store in the
proposed development.
CanalSide Commons - Cubellis Associates
Cape Cod, Massachusetts
Market research and economic impact analysis was conducted for CanalSide Commons, a non-
traditional, mixed-use development containing 539,000 square feet of retail space, a ten-screen
cinema, 100,000 square feet of office, 143,700 technology center, l20-room hotel, and 100
apartment units in a village environment. Common area features included transit station, clock
tower, community center, entertainment gazebo, and public park. Research tasks included
quantifying resident and visitor spending potential for the commercial components and
quantifying costs and benefits to local government.
Eagle Valley Commons - Woodbury, Minnesota
Genstar Land Company
Conducted market analysis to determine trade area, sales potential, and market demand for a 32-
acre parcel in Woodbury. Market research results were used to prepare a marketing brochure
that included trade area demographics, photo images of residential properties in the trade area,
and maps depicting average value of homes being constructed within the trade area.
Power Center - Apple Valley, Minnesota
Genstar Land Company
Evaluated retail potential for a 55-acre site io Apple Valley. Based on site location, access,
market demand, and competitive shopping areas, development of a 450,000 to 500,000 square
foot power center was recommended. Research tasks included evaluating competitive shopping
centers, delineatiog a trade area for the proposed center examiniog population and household
growth trends, estimating future retail purchasing power and market share to determioe the
appropriate size and tenant mix for the proposed power center.
Center Place Galleria - Rochester, Minnesota
Chafolious Companies, Inc.
Market research was conducted to determioe retail demand in downtown Rochester. Research
tasks iocluded site evaluation, trade area delioeation, determining resident purchasiog power and
supportable gross leaseable area. Mayo Clinic visitors were surveyed to determioe spendiog
patterns while in Rochester.
Southdale Square - Minneapolis, Minnesota
Carlson Properties, Inc.
A market analysis was performed to evaluate the effects of a proposed retenanting program for
Southdale Square. A survey was conducted of shoppiog center customers. Tenant types, future
sources of retail sales and purchasing power were provided in the study.
Eagan Town Center - Eagan, Minnesota
Federal Land Company
Research was conducted to identifY and evaluate the retail market potential for a 348,000 to
393,000 square foot shopping center in Eagan, a rapidly growiog Twio Cities suburb. A
proposed tenant mix, sources of retail sales, trade area population and demographic characteris-
tics, resident purchasing power and potential sales were provided io the study.
Maplewood Square - Rochester, Minnesota
M.A. Mortenson Company
A market analysis was conducted to identifY the retail market potential for a 150,000 square foot
shopping center adjacent to an existing 100,000 square foot Target store. This engagement
ioc1uded evaluatiog the trade area and determiniog the supportable GLA, rent and sales potential,
and tenant mix.
Power Center - Roseville, Minnesota
Northwestern Mutual Life Insurance Company
Retail market analysis was performed for a 200,000 to 300,000 square foot power center at
Highway 36 and Fairview Avenue io Roseville. The trade area was defined for the proposed
center. Demographics and purchasing power of trade area residents were provided as well as
sales potential and rental rates.
NEO- TRADITIONAL DEVELOPMENT
River City Center - Shakopee, Minnesota
Scott County Housing and Redevelopment Agency
Conducted market research to determine market potential for retail component of River City
Center, which contains independent living senior housing on the upper two floors. Work tasks
included site and downtown area evaluation, competitive evaluation, delineating trade area, and
estimating purchasing power. Recommendations included identifYing potential tenants, retail
sales potential and achievable rental rates for the retail component.
Block 52 Development - Monticello, Minnesota
Monticello Housing & Redevelopment Authority
Financial feasibility analysis was conducted for a three-stol}' retail and office mixed-use
development in downtown Monticello. The 81,800 square foot building will be constructed in
two phases and has retail shops on the first floor, two floors of office, and fifty basement parking
spaces. Work tasks included creating a building concept, estimating construction and
development costs, and conducting financial feasibility analysis.
Franklin-Portland Gateway - Minneapolis, Minnesota
Central Community Housing Trust
Market analysis was conducted for the retail and residential components of a five-building
mixed-use residential and retail development. Retail space of 20,600 to 24,000 square feet is
included in four of the proposed buildings. Residential units include 250 rental apartments and
for sale townhomes. Work tasks included identifying supportable gross leasable area, potential
tenants, and market rents.
The Village - Brooklyn Park, Minnesota
City of Brooklyn Park
Market research was conducted to identifY the demand for retail space in a mixed-use
residential/commercial development in the southeast comer of Brooklyn Boulevard and Zane
Avenue North in Brooklyn Park. A portion of the site is occupied by Village North Shopping
Center, which has suffered increasing vacancy due to changing retail trends and increased
competition.
Mixed-Use Residential Development -Inver Grove Heights, Minnesota
Skyline Enterprises, Inc.
Market analysis for a neo-traditional mixed-use development containing 280 apartments, 100-
unit independent senior co-op, 86 townhomes, 113 detached townhomes, and 64,000 square feet
of commercial space. Research tasks included competitive evaluation, market area
demographics, absorption, and recommendations on unit mix and pricing.
Mixed-use Development - Richfield, Minnesota
Richfield HRA
The retail portion of a m~or propos,ed mixed-use project was evaluated for suitability to the site.
A market survey of retail space and rental rates was conducted relative to the site. Supportable
retail space and design recommendations were provided in the study.
Lowertown Redevelopment
St. Paul, Minnesota
Market analysis and financial feasibility was conducted for townhouse, mid-rise and high-rise
building to launch the next development phase in Lowertown. Prototypical housing
developments were created for both rental and for-sale housing consistent with development sites
in Lowertown. Each prototypical development type contain the flexibility to accommodate retail
service and other commercial uses on the first floor to maintain street-level activity. Other
prototypes envisioned urban residential streets with stacked residential units. Financial
feasibility was conducted for each residential housing type.
Hamilton District
City of Savage, Minnesota
Market analysis was conducted as part of a land-use planning engagement for the Hamilton
District commercial area in Savage. The Hamilton District is the original Savage town site and
includes a mix of historic and contemporary development in a traditional block grid pattern.
Recommended development concepts included townhouses and mixed commercial and
residential housing adjacent to a new central park in the downtown area.
South Robert Street Development
City of West St. Paul, Minnesota
Market analysis, financial feasibility, and design consulting were performed for an aging
commercial area on South Robert Street. Following evaluation of market factors, site location
and adjacent housing, a site-specific development concept was prepared. The recommended
project includes townhouses (both for-sale and rental) on the side streets with one level of retail
space and two levels of apartments facing South Robert Street. The development concept covers
two blocks with a small park reminiscent of an early town square as a central amenity.
Midtown Greenway - Minneapolis, Minnesota
Hennepin County
Market research was conducted to identify retail potential for retail areas at Lyodale and Lake
Street, Nicollet and Lake Street, and Fourth Avenue and Lake Street. Recommendations
included square feet ofretail, market position, and merchandise categories.
CanalSide Commons - Cubellis Associates
Cape Cod, Massachusetts
Market research and economic impact analysis was conducted for CanalSide Commons, a non-
traditional, mixed-use development containing 539,000 square feet of retail space, a ten-screen
cinema, 100,000 square feet of office, 143,700 technology center, 120-room hotel, and 100
apartment units in a village environment. Common area features included transit station, clock
tower, community center, entertainment gazebo, and public park. Research tasks included
quantifying resident and visitor spending potential for the commercial components and
quantifying costs and benefits to local government.
McCOMB GROUP, LTD.
RELATED EXPERIENCE
McComb Group, Ltd.'s past experience includes major super-regional to smaller neighborhood
and community centers, office, business parks, and housing. Services to these clients include
market and consumer research, financial feasibility, and development consulting.
McComb Group uses this expense and experience to assist communities to revitalize their older
commercial area and achieve the development potential supportable by their trade area
population. Services for these engagements typically include, but are not limited to: site
evaluation, trade area delineation, estimating purchasing power and market share to determine
. sales potential and supportable square footage of retail space by merchandise category. These
engagements have also included estimating office, service and housing potential as well.
Communities for which McComb Group has conducted these services are listed below.
Area
DowntownlCBD Retail
Albuquerque, New Mexico
Biwabik, Minnesota
Chanhassen, Minnesota
Chaska, Minnesota
Crookston, Minnesota
Crystal, Minnesota
Maple Grove, Minnesota
Nicollet Mall Revitalization
Owatonna, Minnesota
Pipestone, Minnesota
Plymouth, Minnesota
Rochester, Minnesota
St. Peter, Minnesota
Shakopee,Minnesota
Sioux Falls, South Dakota
Wayzata, Minnesota
Willmar, Minnesota
Columbia Heights, Minnesota
Hastings, Minnesota
Grand Forks, North Dakota
Hennepio Avenue Redevelopment Strategy
Moorhead, Minnesota
White Bear Lake, Minnesota
St Paul, Minnesota
Savage, Minnesota
Neighborhood Retail Areas
Neighborhood Shoppiog Areas
Elliot Park Neighborhood
Nicollet and Grant Commercial Area
Selby and Snelliog Commercial Area
Selby Avenue Revitalization Study
Selby and Western
Nicollet and Lake Commercial Area
Chicago and Lake
66th and Cedar
Hennepio and Lake Commercial Area
Client
City of Albuquerque
City ofBiwabik
City of Chanhassen
City of Chaska
City of Crookston
City of Crystal
City of Maple Grove
City of Minneapolis
City of Owatouna
City of Pipestone
City of Plymouth
City of Rochester
City of St. Peter
City of Shakopee
City of Sioux Falls
City of Wayzata
City ofWillmar
Columbia Heights HRA
Hastings HRA
Lander Development
Minneapolis Downtown Conocil
Moorhead HRA
White Bear Lake HRA
City of St. Paul
City of Savage
City of Madison
City of Minneapolis
City of Minneapolis
City ofSt. Paul
City of St. Paul
City of St. Paul
Northwest Properties
Ray Harris Company
Richfield HRA
Uptown Business Association
RESIDENTIAL MARKET ANALYSIS
Franklin-Portland Gateway - Minneapolis, Minnesota
Central Community Housing Trust
Market analysis was conducted for the residential and retail components of a five-building
mixed-use development on Franklin Avenue. Residential market research identified the demand
and market prices for apartments, condominiums, and townhomes in three buildings. Retail
space of 20,600 to 24,000 square feet is included in four of the proposed buildings. Work tasks
included identifying supportable gross leasable area, potential tenants, and market rents.
Hyatt Whitney Hotel
Standard Mill Limited Partnership
Conducted financial feasibility of converting the Hyatt Whitney Hotel on the Mississippi
Riverfront to condominiums. The Whitney Hotel was an adaptive reuse of the original Standard
Mill in 1986. The hotel was providing unsatisfactory financial returns and conversion to
condominiums was a feasible solution. Tasks included estimated unit sales prices, total sales
revenue, development expenses and net profit for four alternative design concepts. Development
expenses included estimating construction costs, soft costs, sales expense and construction
financing cost.
Multi-Family Development - Inver Grove Heights, MN
Skyline Enterprises, Inc.
Market analysis was conducted for market-rate apartments and for-sale townhomes as part of a
neo-traditional, mixed-use development. The development included 280 apartments, 100-unit
independent senior co-op, 86 townhomes, 113 detached townhomes, and 64,000 square feet of
commercial space. Research tasks included competitive evaluation, market area demographics,
absorption, and recommendations for unit mix, pricing, features and amenities.
Lafayette Park Townhomes
City of South St. Paul
Market analysis and financial feasibility was conducted for a proposed 248-townhome
development. The market-rate townhomes were to be built in two phases of 125 and 123 units.
Units ranged in size from 754 to 1,334 square feet. The analysis included competitive
evaluation, market area demographics trends, unit absorption, pricing, amenities, and features.
Multi-Family Development - Brooklyn Center, MN
Skyline Enterprises, Inc.
Market analysis was conducted for 120 townhomes as part of a residential development
containing an independent living co-op with 58 units on a Mississippi riverfront site.
Townhomes ranged in size from 2,550 to 3,345 square feet. Research tasks included competitive
evaluation, market area demographics, absorption, and recommendations on unit mix, pricing,
features and amenities.
Minneapolis Warehouse District - City of Minneapolis, Minnesota
Minneapolis, Minnesota
Building evaluation and market analysis was conducted as part of a planning engagement to
redefine the Historic Warehouse District in downtown Minoeapolis. Uses appropriate for the
historic district were identified for both street-level space and upper floors of existing buildings
as well as new buildings. The warehouse district is in a gradual transition from distribution and
manufacturing to use for office, retail, services and residential. This study identified the demand
for adaptive reuses and new construction housing and commercial uses. New residents and
employees will create demand for new retail and service businesses in the area. future market
opportunities and tenant types were identified as part of the study.
Lowertown Redevelopment
St. Paul, Minnesota
Market analysis and financial feasibility was conducted for townhouse, mid-rise, and high-rise
housing to launch the next development phase in Lowertown. Prototypical housing
developments were created for both rental and for-sale housing consistent with development sites
in Lowertown. Each development prototype contains the flexibility to accommodate retail,
service and other commercial uses on the first floor to maintain street-level activity. Other
prototypes envisioned urban residential street with stacked residential units. Financial feasibility
was conducted for each residential housing type.
Ventura Village
Minneapolis, Minnesota
Market analysis was conducted to determine demand and financial feasibility for Ventura Village
residential development in south Minoeapolis. The study also identified the potential for air-
rights development above 1-35W and 1-94. Market analysis identified the demand for a wide
range of housing. Analysis identified market demand for carriage houses, townhouses, flats, and
apartments. Financial feasibility analysis identified the amount of public sector assistance
required for developments to be financially feasible.
United Development Company
Minneapolis, Minnesota
A market analysis was conducted for a three-building, 560-unit condominium development on
the northwest side of Lake Calhoun in south Minoeapolis. The analysis included projecting sales
prices and rate of sales.
Trammel Crow Strategic Planning
Minneapolis-St. Paul, Minnesota
A study was conducted to assist the Trammell Crow Residential Division with its strategic
planning for the Twin Cities market area. Markets were identified that were consistent with
Trammell Crow's apartment complex development prototype. Geographic areas that represent
growth opportunities (as measured by recent and future population and employment growth),
were also identified.
...f'
PRIOR LAKE DEVELOPMENT POTENTIAL
RETAIL, RESIDENTIAL AND
BUSINESS PARK
Prepared for
City of Prior Lake
December 2003
PRIOR LAKE DEVELOPMENT POTENTIAL
RETAIL, RESIDENTIAL AND
BUSINESS PARK
Prepared for
City of Prior Lake
Prepared by
McComb Group, Ltd.
December 2003
Copyright @ 2003 McComb Group, Ltd.
TABLE OF CONTENTS
Chapter
Subiect
Page
SUMMARY OF FINDINGS .....................................................................................
INTRODUCTION ...................................................................................................1
I PRIOR LAKE SHOPPING AREAS .......................................................................3
Retail Areas.... ........... ...... ...... ...... ......... .................. '" ....... ..... ..... ....... ....... .... ..... .... ...3
Planned Retail Areas ........... ....... ........ ................................ .............. ........................6
Retail Sales............................................................................................................... 6
Accessibility............................................................................................................. 7
Traffic Counts..... ...... ................. ...... ...... ........ ...................... ............ ........................7
II COMPETITIVE SHOPPING AREAS ...............................................................9
Super Regional Shopping Areas ..........................................................................9
Competitive Shopping Areas ................................................................................11
Savage.................. ............ ................................... ...................... ................... .....11
Shakopee ........ ..... ............ ...... ............................... ............ ................................ .11
Lakeville ....... ................... ..... ..". ...................... ............... ............ ................ ......13
Outlying Competitive Shopping Areas ..................................................................14
Jordan............ ......... ........ ....... ........................... ............... ............. .................... .14
New Prague...................... ............................................... ............ .................... ..14
New Market and Elko .......................................................................................14
Summary........... .................... ............ .................... ............... ............ .................. ....14
III PRIOR LAKE BUSINESS SURVEYS .................................................................17
Additional Comments ......... ....... ............................ ............................................... .18
IV PRIOR LAKE TRADE AREA..............................................................................20
Residential Growth Trends. ........ ............................ ................................. ...... ....... .20
Building Permits. ..... ............. ....... ......................... .............. ............ ........ ........ .......24
Future Trade Area Households ..............................................................................25
Population and Households... ............... .................. ....................... ............ ........ .....26
Household Income .............. ....... .............................. ........................ .................... ..29
Demographic Characteristics ................................. .............. ........... .................... ...32
Employment. ... ........ ...... ...... ....... ...... .... .... ............ ....................... ........ ..... ...... ........3 7
Purchasing Power... ...... ...... ... ......... ... ..... ... ...... ...... ........ ............ .............................3 8
TABLE OF CONTENTS (cont.)
Chapter
Subiect
Page
V RETAIL DEVELOPMENT POTENTIAL............................................................40
Retail Sales........ ...... ...... ...... .......... ........ ........... ...... ....... ...... ....... ...... ... ......... ... ... ... .40
Market Share .......... ...................... .......... ............... .............. ............ .......................41
S ales Potential........................................................................................................42
Development Potential........................................................................................... 44
VI RESIDENTIAL DEVELOPMENT TRENDS ......................................................51
For Sale Horne Prices... ............ ............. ................. ............................. .................. .53
Residential Development.... ................... ............... .............. ................. ........... .......54
Single Family and Multi-Family Trends................................................................55
Density ..... ......... ....... ...... ..... ...... .... .... ... .... ......... ..... ........ .... ....... ...... ... ... ... ........ ......56
VII BUSINESS PARK DEVELOPMENT ..................................................................57
Land Inventory............ ................ .......... ................. .............................. ................. .57
Realtor Interviews... ..... ............. ............ .................. ............................. ............... ...58
Office Industrial Market ..... ................... ................ ...................................... ........ ..58
Office Warehouse... ..... ....... ...... ............. ................. ............. ................................ ..59
Office Showroom. ... ..... ....... ...... ............. .......... .... ................ .... .,. ...... '" ........ ........ ..60
Commercial Office................................................................................................. 61
Summary........... ...... ...... ....... ..... ..... ........ ........... ..... ................ ....................... ... .... ..62
APPENDICES ......................................................................... under separate cover
11
LIST OF TABLES
Table
Title
Page
1 Prior Lake Area Retail and Services by Area ..........................................................5
2 Prior Lake Retail Sales; 1992 and 1997...................................................................7
3 Prior Lake Traffic Counts: 2000,2002 and 2020; Freeway Retail Areas ...............8
4 Competitive Shopping Areas .................................................................................12
5 Outlying Community Shopping Areas...................................................................15
6 Prior Lake Area Retail Competition ......................................................................16
7 Prior Lake Trade Area Communities Southwest Growth Corridor, North
and South Segments Population Growth: 1970 to 2000....................................22
8 Prior Lake Trade Area Communities Southwest Growth Corridor, North
and South Segments Household Growth: 1970 to 2000....................................23
9 Southwest Growth Corridor, Scott County, Metropolitan Area, MSA and
Minnesota Household Growth: 1970 to 2000 ...................................................24
10 Prior Lake Primary Trade Area Southwest Growth Corridor: South Segment
Residential Building Permits; 1990 to 2002......................................................25
11 Prior Lake Primary Trade Area Household Projections; 2002 to 2025
Seven-County Area and Trade Area .................................................................26
12 Prior Lake Primary Trade Area and Minneapo1is-St. Paul MSA Population
and Households: 1990 and 2000 Census; 2002 and 2007 Estimated................27
13 Prior Lake Primary and Secondary Trade Areas and Minneapolis-St. Paul
MSA Average and Median Household Income: 1990 and 2000 Census;
2002 and 2007 Estimated ..................................................................................29
14 Prior Lake Primary and Secondary Trade Areas and Minneapolis-St. Paul
MSA Household Income Distribution: 1990 and 2000 Census; 2002 and
2007 Estimated.................. .......................................................................... .... ..32
15 City of Prior Lake Demographic and Income Snapshot ........................................33
16 Prior Lake Primary Trade Area Demographic and Income Snapshot ...................34
17 Prior Lake Secondary Trade Area Demographic and Income Snapshot ...............35
18 Minneapolis-St. Paul MSA Demographic and Income Snapshot..........................36
19 Prior Lake Primary Trade Area 2002 Business Establishments, Employees,
and Payroll.........................................................................................................3 7
20 Prior Lake Primary Trade Area Occupational Status: 2002..................................37
21 Prior Lake Primary Trade Area Retail Purchasing Power; 2000 to 2025..............39
11l
LIST OF TABLES (con!.)
Table
Title
Page
22 Prior Lake Purchasing Power, Retail Sales and Market Share; 1997....................41
23 Prior Lake Market Share and Trade Area Sales.....................................................42
24 Prior Lake Primary Trade Area Retail Purchasing Power, Market Share
and Sales Potential; 2010 by Merchandise Category ........................................43
25 Prior Lake Primary Trade Area Retail Sales Potential and Supportable Space
2010 by Merchandise Category.........................................................................44
26 Prior Lake Supportable Space by Retail and Service Categories ..........................45
27 Prior Lake Potential Retail and Service Tenants ...................................................49
28 Prior Lake Supportable Space by Merchandise Category .....................................48
29 Single Family and Multi-Family Building Permit Distribution.............................52
30 Prior Lake Building Permits: 1999 to 2003 Single Family and Multi-Family ......52
31 Prior Lake New Housing Communities.................................................................53
32 Prior Lake Southwest Growth Corridor: South Segment Residential Building
Permits: 1990 to 2000........................................................................................54
33 Prior Lake Household Projections; 2002 to 2025 Seven-County Area and
Prior Lake. ............... .................. ........... ............. .............. ............ ...... .............. ..55
34 Prior Lake Baseline Residential Development Projections: 2003 to 2025
Single Family, Townhome and Other Multi-Family Units ...............................56
35 Prior Lake Baseline Residential Estimated Density: 2003 to 2025 Single
Family, Townhome and Other Multi-Family ....................................................56
36 Prior Lake Business Park Developments ...............................................................57
37 Prior Lake and Southwest Submarket Total Space by Type; 2003 .......................58
38 Prior Lake and Southwest Submarket Space Absorption by Type of Space;
1993 to 2002......... .................... ........... ............. .................................... ....... ......59
39 Office Warehouse Buildings Occupied Space, Absorption and Market Share .....59
40 Office Warehouse Development Potential Estimated Absorption and Acres .......60
41 Office Showroom Buildings Occupied Space, Absorption and Market Share......60
42 Office Showroom Development Potential; 2025 Estimated Absorption and
Acres .................................................................................................................. 61
43 Commercial Office Buildings Occupied Space, Absorption and Market Share....6l
44 Commercial Office Development Potential Estimated Absorption and Acres......62
45 Prior Lake Estimated Land Demand: 2005 to 2025...............................................62
IV
LIST OF MAPS
Map Title Page
1 Prior Lake Retail Nodes and Annexation Areas ......................................................4
2 Prior Lake Competitive Retail Nodes ....................................................................10
3 Prior Lake Primary and Secondary Trade Areas ...................................................21
4 Prior Lake Trade Areas Household Density: 2002................................................28
5 Prior Lake 2002 Household Income: % Above $75,000 .......................................30
6 Prior Lake 2002 Household Income: % Above $100,000.....................................31
v
SUMMARY OF FINDINGS
PRIOR LAKE DEVELOPMENT POTENTIAL
Market analysis was conducted to determine demand for retail, business park and residential
development in Prior Lake. The results of this analysis are summarized below.
RETAIL DEVELOPMENT
Prior Lake lies at the southern edge of the Twin Cities urbanized area and its trade area includes
agricultural areas to the east, west and south. These agricultural areas will be developed with
homes as the MUSA line is extended. Factors that support retail and service potential in Prior
Lake include:
. Rapid household growth within Prior Lake's primary and secondary trade areas.
. Development in the Spring Lake Township armexation areas will reinforce existing
retail locations along TH-13 in Prior Lake.
. Average household income in Prior Lake's trade area was estimated at $96,658 in
2002 and is estimated to increase to 110,496 in 2007. This is 35 percent above the
Minneapolis-St. Paul MSA average of $71,738 and $81,129 for 2002 and 2007,
respectively.
. Retail development at CSAH 42 and TH-13 is anchored by stores that emphasize low
prices, limited service and high volume.
. Prior Lake can compete with this concentration of budget and lower moderate price
points by attracting stores whose products and services are more in line with trade
area incomes and lifestyles.
Prior Lake's retail areas along TH-13 have the opportunity to develop and redevelop with stores
and services that appeal to Prior Lake's favorable demographics.
Retail Development Potential
Prior Lake development potential for retail stores, food service, and services is closely related to
trade area household growth. Trade area households, shown at the top of Table i, are estimated
to increase from 12,918 in 2005 to 27,407 in 2025. Household growth proj ections are based on
market demand development estimates. If residential development exceeds or is below this
estimate, development potential will be higher or lower than projected.
Categories of retail stores and services, and square footages that are possible in Prior Lake are
contained in Table i for each target year (2005,2010,2015,2020 and 2025). Supportable retail
space is estimated to increase from 279,200 square feet in 2005 to over 900,000 in 2025. These
estimates include existing businesses in Prior Lake as well as the additional space that can be
added in the future. These businesses will seek to locate in downtown, or in the TH -13 retail
areas. There may be migration ofretail stores between each of these areas. The other retail areas
vi
identified in the comprehensive plan are likely to evolve as convenience retail and service
locations and will have a smaller square footage of space than the TH-13 retail areas.
Table i
PRIOR LAKE SUPPORTABLE SPACE
BY MERCHANDISE CATEGORY
(Gross Leasable Area)
Merchandise Category 2005 2010 2015 2020 2025
Households 12,918 16,388 19,791 23,458 27,407
Convenience Goods 111,500 148,000 188,000 230,900 273,900
Shoppiog Goods 28,800 53,300 66,600 89,600 112,400
Buildiog Materials 34,112 156,861 160,131 164,061
Auto Parts & Accessories 24,000 27,000 35,000 35,000 42,000
Services 48,400 66,800 88,100 113,400 135,600
Health Care 48,500 65,100 82,500 109,500 133,200
Other Services 18,000 24,000 30,000 38,000 45,000
Total 279,200 418,312 647,061 776,531 906,161
Source: McComb Group, Ltd.
Retail, food service, services, and office development potential in Prior Lake is likely over the
long term to include businesses that are new to Prior Lake and businesses that relocate from
other locations within the community as their space needs increase. Table ii lists those business
types that can be accommodated within the community as trade area households increase. This
table identifies the store type, median store size, and the store size range in each category. This
table includes businesses for which square footage demand cannot be quantified, but can be
accommodated based on the increasing size of Prior Lake's trade area.
Tableii
PRIOR LAKE POTENTIAL RETAIL TENANTS
Square Feet Typical Size
Establishment Type 2005 2010 2015 2020 2025 Median Ran~e
- -
Convenience Retail
Supermarket X X X X 48,775 29,000 65,000
Specialty Food Store X X X X 3,140 1,100 23,000
Drug Store X X X X X ll,153 7,500 32,100
Hardware X X X X X 7,857 3,100 25,000
Liquor X X X X X 4,000 1,300 6,700
Florist X X X X X
Food Service
Full Service Restaurant X X X X X 5,124 2,100 9,275
Limited Service X X X X X 3,113 1,645 9,575
Snack & Beverage X X X X X 1,500 750 2,500
Convenience Store/Gasoline X X X X X 2,250 1,500 5,100
Shopping Good,
Women's Clothing 3,000 1,000 8,800
Family Clothing X X X X 6,000 2,200 26,225
Furniture X X X X X 4,860 2,400 24,200
Floor Coverings X X X X X 3,826 1,100 11,500
Home Furnishings X X X X X 3,500 1,800 19,200
Radio, TV, Electronics X X X X X 3,013 1,400 7,100
Vll
Table ii (cont)
PRIOR LAKE POTENTIAL SERVICE TENANTS
Square Feet Typical Size
Establishment Type 2005 2010 2015 2020 2025 Median Range
Shopping Goods (cont.)
Music X X X X 3,432 1,300 7,100
Sporting Goods X X X X X 5,100 1,700 42,600
Jewelry Store X X X X X 1,350 600 2,500
Card Shop X X X X X 3,000 1,500 9,600
Optical Shop X X X X 1,500 900 3,400
Hobbyffoy & Game X X X X 7,000 1,250 41,900
CameralPhoto Supply X X 1,501 1,000 3,400
Pet Store X X X X 3,600 1,200 24,800
Frame Store X X X X 1,400 800 3,000
CosmeticslBeauty Supplies X X 1,527 750 2,950
Other Retail Stores
Home Center X X X 115,000 80,000 135,000
Nursery, Lawn and Garden X X X X 15,000 10,000 25,000
Paint, Glass, Wallpaper X X X X 3,233 N/A NlA
Outdoor Power Equipment X X X X N/A N/A N/A
Auto Parts & Accessories X X X X X 6,000 1,800 11,400
Tire Dealers X X X X X 1,950 1,800 4,100
Services
Beauty/NailfTanning X X X X X 1,400 900 2,100
Dry Cleaning X X X X X 1,750 1,000 2,600
Interior Decorator* X X X X X 1,500 1,000 2,500
Travel Agent* X X X X X 1,200 800 3,100
Film Processing* X X X X 1,150 650 1,900
Mailing Package. X X X X X 1,400 1,000 2,000
Copy Shop' X X X X X 3,200 1,100 6,300
Video Rental X X X X X 6,000 3,400 7,500
Community
Daycare* X X X X X 4,800 4,000 7,000
Physical Fitness X X X X X 6,000 1,350 12,400
Financial
Bank* X X X X 3,500 1,500 7,500
Insurance* X X X X X 1,000 600 2,300
Real Estate* X X X X 1,800 600 5,000
Income Tax Preparation* X X X X X 1,600 1,000 2,500
Finance Cumpany X X X X 1,560 1,]50 2.500
Brokerage X X X 1,050 500 3,500
Other
Legal X X X X X 1,705 1,000 3,000
Accounting X X X X X 1,600 1,000 2,500
Employment Agency X X X X X 1,300 900 1,900
Medical
Medical Practitioners/Clinic X X X X X 1,800 900 5,400
Dentist X X X X X 1,800 900 5,400
Chiropractors X X X X X 1,600 900 5,400
Physical Therapists X X X X X 1,600 900 5,400
N/A: Not Available.
. Other potential stores based on trade area size and sales potential in other categories.
Source: McComb Group, Ltd.
viii
RESIDENTIAL DEVELOPMENT
Metropolitan area residential development has changed dramatically over the past ten years.
These changes include:
. Increasing levels of homeownersbip stimulated by low interest rates during the past
three years.
. Low interest rates made higher priced homes more affordable.
. Developers responded by producing more entry level housing, both single family and
townhomes.
. Low interest rates enabled many additional households to qualify for home
mortgages. This permitted many former renters to become homeowners.
. This shift reduced the demand for rental housing.
. Increasing land values reinforced townhome development trends as developers strove
to maintain low entry level home prices.
. More expensive townhome and multi-family product was constructed in response to
lifestyle changes by empty nesters and other households that preferred a maintenance-
free lifestyle.
These changes resulted in a dramatic increase in the proportion of multi-family housing units
constructed in the metropolitan area, Scott County, and Prior Lake.
Single Family and Multi-Family Trends
Prior Lake began the decade with multi-family buildings representing 4.4 percent of all building
permits. Since 1994, multi-family development in Prior Lake has exceeded ten percent in all but
two years, increasing to 35.9 percent in 2002. Building permits for the first nine months of2003
in Prior Lake indicate that townhome development represents over two-thirds (67.6 percent) of
2003 building permits.
Of the many forces that stimulated the increase in multi-family home production, only interest
rates represent a cyclical event. Interest rates are sure to rise in the future. As they do, this will
place increasing pressure on developers to maintain affordable monthly payment in each of their
market segments. This will most likely result in higher proportions of multi-family
development, although higher interest rates may reduce overall residential development.
Residential development projections, contained in Table iii, indicate that Prior Lake can add over
12,000 housing units by 2025. This would bring Prior Lake's household count to about 18,700.
This represents a trend line projection; and individual years could be above or below the 25
percent market share. Based on the increase in building permit activity in Prior Lake, it is
possible that this represents a conservative estimate of household growth.
Prior Lake has experienced increased multi-family housing construction over the past few years.
In the future, single family is estimated to be about 40 percent of building permits. Townhomes,
twinhomes, and other medium density townhomes are estimated at 50 percent and other higher
IX
density multi-family at ten percent. During the analysis period with approximately 12,100
building permits, single family would total about 4,800, townhomes 6,000 and other multi-family
over 1,200 units as shown in Table iii.
Year
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Total
Tableiii
PRIOR LAKE
BASELINE RESIDENTIAL DEVELOPMENT PROJECTIONS: 2003 TO 2025
SINGLE FAMILY, TOWNHOME AND OTI\ERMULTI-FAMILY
Total
444
451
458
465
471
479
486
493
500
508
516
523
531
539
547
555
564
572
581
589
598
607
616
12,093
Building Permits
Single TO\Vllhorne
Family Twin Home
178 222
180 226
183 229
186 233
188 236
192 240
194 243
197 247
200 250
203 254
206 258
209 262
212 266
216 270
219 274
222 278
226 282
229 286
232 291
236 295
239 299
243 304
246 308
4,837 6,047
Other
Multi-Family
44
45
46
47
47
48
49
49
50
51
52
52
53
54
55
56
56
57
58
59
60
61
62
1,209
Source: McComb Group, Ltd.
Density
The mix of units contained in Table iii would require over 2,100 developable acres as shown in
Table iv. Assuming an average single family density of 3.3 units to the acre requires about 1,466
acres; while a medium density often units per acre utilizes 605 acres. Other multi-family would
need about 41 acres. Average density is 5.7 units per acre.
Table iv
PRIOR LAKE
BASELINE RESIDENTIAL ESTIMATED DENSITY: 2003 TO 2020
SINGLE F AMIL Y, TOWNHOME AND OTI\ER MUL TI-F AMIL Y
Single Townhorne Other
Year Total Family Twin Horne Multi-Family
Units 12,093 4,837 6,047 1,209
Estlmated Density
Per Acre 5.7 3.3 10.0 30.0
Acres 2,112 1,466 605 41
Percent 100.0% 69.4% 28.7% 1.9%
Source: McComb Group, Ltd.
x
BUSINESS PARK
Prior Lake's industrial development is located along CSAH 21 on the eastern edge of the City.
This area includes older warehouse and industrial development north of the highway, as well as
Waterfront Passage Business Park. Business park development began in 1993 and its most
recent building was completed in 2002. Eight buildings total 199,643 square feet.
Office Warehouse
Estimated office warehouse absorption by five-year periods, is contained in Table v. During the
period 2005 tbrough 2009, Prior Lake is estimated to capture 55,000 square feet of office
warehouse space, which would require about four acres at 15,000 square feet per acre. Annual
absorption increases gradually over the 20-year period to 107,000 square feet, which would
require eight acres. During the projection period, office warehouse space is expected to increase
from 55,000 square feet in the first five-year period to 107,000 square feet in the 2020 tbrough
2025 period. This is a total of 310,000 square feet, which would require 23 acres at 15,000
square feet per acre.
Period
2005 - 2009
20lO - 2014
2015 - 2019
2020 - 2025
Total
Table v
OFFICE WAREHOUSE DEVELOPMENT POTENTIAL
ESTIMATED ABSORPTION AND ACRES
(In Thousands of Square Feet)
Metro
Area
4,372.6
5,53\.4
6,258.2
8,604.4
Southwest
Submarket
(a) 12.5%
547
691
782
1,075
Prior
Lake
(a) 10
55
69
79
lO7
310
Acres
@ 15,000
Sq.Ft.
4
5
6
8
23
Source: McComb Group, Ltd.
Office Showroom
Prior Lake office showroom absorption is estimated to increase from 63,000 square feet in the
initial five-year period to 320,000 square feet during the 2020 to 2025 time period. This estimate
results in estimated 49 acres at 15,000 square feet per acre.
Period
2005 - 2009
2010 - 2014
2015 - 2019
2020 - 2025
Total
Source: McComb Group, Ltd.
Table vi
OFFICE SHOWROOM DEVELOPMENT POTENTIAL; 2025
ESTIMATED ABSORPTION AND ACRES
(In Thousands of Square Feet)
Metro
Area
5,005
6,387
8,152
12,807
Southwest
Submarket
(0) 25%
1,251
1,598
2,038
3,202
Acres
@ 15,000
Sq.Ft.
5
8
14
22
49
Prior Lake
Percent Sq. Ft.
5.0 % 63
7.5 120
10.0 203
10.0 320
706
Xl
Commercial Office
Estimated commercial office absorption by five-year periods is contained in Table vii. During
the period 2005 through 2009, Prior Lake is estimated at 77,000 square feet and increases to
376,000 square feet in the 2020 to 2025 time period. Assuming 12,000 square feet per acre
results in about 70 acres ofland to accommodate commercial office.
Table vii
COMMERCIAL OFFICE DEVELOPMENT POTENTIAL
ESTIMATED ABSORPTION AND ACRES
(In Thousands of Square Feet)
Southwest Acres
Metro Submarket Prior Lake @ 12,000
Period Area (Q)25% Percent Sq.Ft. Sq.Ft.
2005 - 2009 10,234 2,559 3.0 % 77 7
2010 - 2014 11,987 2,997 5.0 150 12
2015 - 2019 14,031 3,508 7.5 263 21
2020 - 2025 20,031 5,008 7.5 376 30
Total 866 70
Source: McComb Group, Ltd.
Summary
Additional demand for office and business park land in Prior Lake through 2025 is summarized
in Table viii. Prior Lake office industrial land demand includes office warehouse, office
showroom, commercial office, professional services, and health care. The mid range estimates
for office warehouse and office showroom are 23 and 49 acres, respectively. Commercial office
is the largest category with an estimated 70 acres. There are some professional services and
health care uses that occupy office buildings. The mid range demand for these categories are
estimated at six and nine acres, respectively.
Table viii
PRIOR LAKE
ESTIMATED LAND DEMAND: 2005 TO 2025
Type
Office Warehouse
Office Showroom
Office
Services
Health Care
Total
Low
20
42
60
5
7
134
Acres
Mid Range
23
49
70
6
9
157
High
27
57
81
7
11
183
Source: McComb Group, Ltd.
These land demand forecasts are realistic and reflect the fact that Prior Lake is interested in
knowing the potential for business park development and its better to be optimistic for this
purpose. Low range estimates are 15 percent below the mid range and high range estimates are
xii
15 percent above the mid range. The low range results in a total of 134 acres of land and the
high results in 183 acres through 2025.
These land area estimates should be viewed as guidelines and may be modified and adapted if
future events are different than projected. Any projection extending 20 years into the future can
be changed by unforeseen events.
Xlll
Jackson CommerciaC,-LLC
4886 :J-figfiway 61, Ste 202 .
'Wfiite 1Jear Lake,:MN 55110
Office (651) 762-4089 :fax (651) 762-5604
December 30, 2004
Ciry of Centerville
Attn: Teresa Bender
1880 Main Street
Centerville, MN 55038-9794
RE: Centerville Town Office Park Development Contract Phase 1
Dear Teresa,
We are requesting a reduction of the letter of credit for the Townoffice Park. We have installed
the sewer and water, excavated the retention ponds, and put in the storm water pipes_ We paid
our bill with Redstone Construction, the contractor_ I am enclosing the invoice and the lien
waiver. The reduction request is for the line item in the development contract that pertains to
utilities.
Please call me at 651-248-1552 with any questions. Thank you for your help!
Sincerely,
Jackson Commercial, liC and Sedona T ownhomes, liC
Paul J. Keleher
Project Manager
Encl.
PJKlbr
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DEVELOPMENT CONTRACT
JACKSON COMMERCIAL, LLC. - CENTERVILLE TOWN OFFICE PARK, PHASE I
(LOTS 1-10)
CENTERVILLE, MINNESOTA
THIS AGREEMENT, made and entered into this 27th day of October, 2004, by and between
the City of CentervilIe, a municipal corporation organized under the laws of the State of
Minnesota (the "City"), and Jackson Commerical, LLC., a Minnesota Limited Liability
Corporation (the "Developer").
RECITALS:
WHEREAS, the Developer has applied to the City to be allowed at the Developer's expense to
construct all surface streets, parking lots, curb and gutter, required landscaping, storm sewer,
storm water ponds, drainage facilities, water main, and sanitary sewer facilities, h'ereinafter
referred to as "Street and Utility Improvements"; and
WHEREAS, the Developer is to be responsible for the installation and financing of certain
private improvements within the development, hereinafter referred to as "Private
Improvements" .
NOW, THEREFORE, in consideration of the mutual promises of the parties made herein, it is
agreed by and between the parties as follows:
A REPRESENTATIONS OF DEVELOPER. As inducement to the City's approval
and authorization to proceed with construction and entering into this Agreement,
the Developer represents and warrants to the City:
1. That the Developer is the fee owner of the property and has
authority to enter into this Agreement.
2. That the commercial development complies with all City, County,
State and Federal laws and regulations, including but not limited to
City subdivision ordinances and zoning ordinances.
3. The commercial development complies with all wetland protection
legislation and will secure all required permits.
4. Attached as Exhibit B will be a letter stating that a permit is not
needed or that a valid permit from Anoka County for road access
onto 20th Avenue for the Development's driveway area(s) has
been secured.
B. PRIVATE IMPROVEMENTS. The Developer will construct and install at Developer's
expense the general improvements construction according to the detailed plans submitted
'".r.',.
H,,-,/._,. ..
~>->,.-
/
e.
Faithful Performance of Construction Contracts and Letter of Credit. The
Developer will fully and faithfully comply with all terms and conditions of
any and all contracts entered into by the Developer for the installation and
. construction of all Private Improvements and hereby guarantees the
workmanship and materials for a period of two years following the City's
final acceptance of the Private Improvements. The Developer agrees to
guaranty for a period of one year the tree plantings required as part of the
Developer's Agreement. Each specific tree guaranty period shall begin
with the planting of each specific tree. Concurrently with the execution
hereof by the Developer, the Developer will furnish to, and at all times
thereafter maintain with the City, a cash deposit, certified check, or an
Irrevocable Letter of Credit, based on one hundred fifty percent (150%) of
the total estimated cost of the Private Improvements as indicated in
Paragraph Bl. The Irrevocable Letter of Credit shall be for the exclusive
use and benefit of the City of Centerville and shall state thereon the same
is issued to guaranty and assure performance by the Developer of all the
terms and conditions of Paragraph BI ofthis Development Contract. Such
Letter of Credit may be reduced upon completion and acceptance of the
Private Improvements by the City to an amount deemed adequate by the
City Engineer to cover the two year warranty period described herein. The
City shall have the right during said warrant period to draw on the Letter
of Credit for any warranty work that is necessary. The Irrevocable Letter
of Credit shall be renewed or replaced by not later than twenty (20) days
prior to its expiration with a like letter or bond.
'Ii
I!'
!I
I;il
ii
I
I,
;Iii!
f Reduction of Escrow Guaranty. The Developer may request a reduction
of the Letter of Credit or cash deposit based on prepayment or the value of
the completed Private Improvements at the time of the requested
reduction. The amount of reduction will be determined by the City and
such recommendation will be submitted to the City Council for action.
C. RECORDlNG AND RELEASE. The Developer agrees that the terms of this
Development Contract shall be a covenant on this entire project site. The Developer
agrees that the City shall have the right to record a copy of this Development Contract
with the Anoka County RecorderlRegistrar to give notice to future purchasers and
owners.
D.
REIMBURSEMENT OF COSTS. The Developer agrees to fully reimburse the City for
all costs incurred by the City including, but not limited to, the actual costs of construction
of said improvements, engineering fees, legal fees, inspection fees, interest costs, costs of
acquisition of necessary easements, if any, and any other costs incurred by the City
relating to this Development Contract and the installation and financing of the
aforementioned improvements.
E.
'I
i;
1
I.
OWNERSHIP OF IMPROVEMENTS. Upon completion of the work and construction
!
~>
. The RiverBank
Osceola
IRREVOCABLE LETTER OF CREDIT
Date: October 29, 2004
TO: City of Centerville
1880 Main Street
CentervilIe, MN 55038
Dear Sirs:
We hereby issue in your favor, this Irrevocable Letter of Credit #128445DSW for the account of
Sedona Townhomes, LLC ("Developer"), pertaining to Developer's obligations, performance
and undertakings, as described in the Development Agreement for CentervilIe Town Office Park
(the "Development Agreement"), between Developer and City of Centerville, Minnesota (the
"City"), in the amount of $199,746.00, available to you by your draft at the sight of the
undersigned bank when accompanied by a signed statement by the City President and
Administrator certifying that the conditions of the above referenced Development Agreement
have not been satisfied in accordance with that Development Agreement as follows:
I. The City President and Administrator certifies to the Bank truthfully that:
(a) Developer is in default in the payment of City Costs as defined in the
Development Agreement or is otherwise in default under the Development
Agreement; and
(b) The City has given written notice of said default to each of Developer and
the undersigned and 30 days or more has expired since the giving of such
notice and such default continues; and
(c) The City is drawing upon such Letter of Credit the amounts necessary to
pay the City Costs or otherwise satisfy the Developer's obligations under
the Development Agreement and that it will utilize and funds for the
payment of such City Costs and the satisfaction of such Developer
obligations.
2. The City presents this Letter of Credit; and
3. The City presents a copy of the 30-day written notice specified in l(b) above.
304 Cascade Street . P.O. Box 188 . Osceola, WI 54020 . (715) 294-2183 . Fax: (715) 294-2199
.,
..
It is further agreed that as the Developer finishes portions of the improvements, upon proof of
payment, mechanics lien waivers, and written acceptance by the City Engineer, then the
guarantee or letter of credit provided can be reduced to 150% of the remaining project cost;
provided that the guarantee shaH never be less than 50% of the estimated cost. The 25%
guarantee shall be retained for the duration of the Warranty period.
Unless the City consents to an earlier date of expiration, this Letter of Credit wiH expire
automatically on October 28, 2006.
T7"'-
Douglas S. Wynveen
President
"
.. The RiverBank
Osceola
IRREVOCABLE LETTER OF CREDIT
Date: October 29, 2004
TO: City of Centerville
1880 Main Street
Centerville, MN 55038
Dear Sirs:
We hereby issue in your favor, this Irrevocable Letter of Credit #128445DSWI for the account
of Sedona Townhomes, LLC ("Developer"), pertaining to Developer's obligations, performance
and undertakings, as described in the Development Agreement for Centerville Town Office Park
(the "Development Agreement"), between Developer and City of Centerville, Minnesota (the
"City"), in the amount of $76,000.00, available to you by your draft at the sight of the
undersigned bank when accompanied by a signed statement by the City President and
Administrator certifying that the conditions of the above referenced Development Agreement
have not been satisfied in accordance with that Development Agreement as follows:
1. The City President and Administrator certifies to the Bank truthfully that:
(a) Developer is in default in the payment of City Costs as defined in the
Development Agreement or is otherwise in default under the Development
Agreement; and
(b) The City has given written notice of said default to each of Developer and
the undersigned and 30 days or more has expired since the giving of such
notice and such default continues; and
(c) The City is drawing upon such Letter of Credit the amounts necessary to
pay the City Costs or otherwise satisfy the Developer's obligations under
the Development Agreement and that it will utilize and funds for the
payment of such City Costs and the satisfaction of such Developer
obligations.
2. The City presents this Letter of Credit; and
3. The City presents a copy of the 30-day written notice specified in l(b) above.
304 Cascade Street. P.O. Box 188 . Osceola, WI 54020 . (715) 294-2183 . Fax: (715) 294-2199
..
It is further agreed that as the Developer finishes portions of the improvements, upon proof of
payment, mechanics lien waivers, and written acceptance by the City Engineer, then the
guarantee or letter of credit provided can be reduced to 150% of the remaining project cost;
provided that the guarantee shall never be less than 50% of the estimated cost. The 25%
guarantee shall be retained for the duration of the Warranty period.
Unless the City consents to an earlier date of expiration, this Letter of Credit will expire
automatically on October 28, 2006.
r~r-
Douglas S. Wynveen
President
SUMMARY REPORT
1-10-2005 (John Meyer Finance Director)
Jackson Commercial LLC . Centerville Town Park, Phase One
Capital Project Fund 447
Develope(s Agreement Signed: October 27,2004
Developer:
Jackson Commercial LLC
4886 Highway 61, Suite 202
White Bear Lake, MN 55110
Phone - 651-762-4089
Fax- 651-762-5604
Contact:
Security for Private Improvements
Street name signs
Traffic signs
Utility Markers
RecyclinglTrash Enclosure
Retaining Wall 12 x $35
Striping of Parking Spaces
Street lighting (4X1000)
Landscaping (10X1000)
Sod (10X1500)
Utilities (Phase 1)
City administration
Storm Water Fees (5.174 acres '"
Parking Lot Escrow
'18" RCP entrance road
Elevation Changes
Relocation of Water Valves
riprap at outlet
silt fence at entire site
$0.00
$0.00
$0.00
$1,500.00
$4,000.00
$4,000.00
$4,000.00
$10,000.00
$15,000.00
$91,000.00
$0.00
$3,484.00
$76,000.00
Total Security Deposit $
(to be completed by July 1, 2005)
1/10/2005
$208,984.00
275,476.00
Included in Developer's Agreement Escrow
Included in Developer's Agreement Escrow
Included in Developer's Agreement Escrow
Included in Developer's Agreement Eserow
Included in Developer's Agreement Escrow
Included in Developer's Agreement Escrow
Included in Developer's Agreement Escrow
Cash Fee -Invoiced 1/10/05
Section B2b Developer's Agreement
Peterson Letter 10/14/03
Peterson Letter 10/14/03
Peterson Letter 10/14/03
Peterson Letter 10/14/03
Peterson Letter 10/14/03
RiverBank Osceola Letter of Credit October 29, 2004
2:14 PM capital project spreadsheetjackson commercial phase one. xIs
Jackson Commercial LLC . Centerville Town Park, Phase One
Capital Project Fund 447
Developer's Agreement Signed: October 27, 2004
Developer:
Jackson Commercial LLC
4886 Highway 61, Suite 202
White Bear Lake, MN 55110
Phone - 651-762-4089
Fax - 651-762-5604
Paul
Cash Fees
Park Dedication
Trail Dedication
Storm Water Fees (5.174 acres *
Plat Fees
$3,600.00
$0.00
$0.00
$0.00
$3,600.00
paid with building permit ($6,000 total)
nla
See above
n/a
Total Cash Fees
Escrow & Charges Against Escrow
Escrow
Interest 2004
Engineering Charges
Other Charges
$0.00
$0.00
$1,153.00
$119.70
$1,272.70
invoiced $2,000 on 1/10/2005
Balance in Escrow Account;
Private Improvement Activity
Improvement Completed
Date
Amount
Sanitary Sewer
Water Main
Storm Sewer
Parking Lot
Other
11/2004
$45,063.00
$47,690.00
$30,870.00
$0.00
$2,173.00
$125,796.00
11/2004
11/2004
11/2004
Total
Insurance
Bodily Injury:
Each Occurance
Limit
$600,000.00
$1,000,000.00
Property Damage:
Each Occurance
Limit
$300,000.00
$700,000.00
City named as Additional Insured
Policy No.
Effective Dates:
of
cc: Administrator
Finance
City Clerk
City Engineer
Public Works Director
111012005
2:14 PM capital project spreadsheetjackson commercial phase one.xls
Me1l1o...
TO: Honorable Mayor and Council Members
FROM: Teresa Bender, City Clerk
SUBJECT: Centennial Lakes Police Department Oral Boards
DATE: January 10, 2005
Chief Makela requested the appointment of a Council Member to participate in the
upcoming Oral Boards for Police Officers. This will take place on Saturday, February
12,2005 commencing at 8:30 a.m. It is anticipated that the process could take until 3:00
or 4:00 p.m.
The appointee will receive a letter via U.S. Postal Service from the Centennial Lakes
Police Department regarding date, time and location of the above Oral Boards.
MEMO
12 January 2005
To:
Teresa Bender, Co-Administrator
Paul Palzer, Public Works Director/Building Of:fici~
Re: CSAH 14 Meeting Synopses
^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^
From:
At the CSAH 14 meeting today the following items were discussed by the representatives
at the meeting.
The County would like to have their first meeting with the City on the 26th at 5:30 p.m.
TIris would be the first of a series of meetings to fmalize issues on the project. The
County will be presenting a draft of the memorandum of understanding (MOD) for the
City to review.
The 21 st intersection was discussed in some detail and the County needs MNDOT to
agree to a intersection configuration for 35E so that this issue can be fmalized. An option
for a intersection at the off ramp location and an access road to the south of main street
could be a possibility versus the % turn currently being proposed at 21 st Avenue.
The County informed the Cities that a new federal grant may be available for landscape
and lighting enhancements along main street in the amount of up to $1,000,000.00 per
project. The County is willing to assist the City in applying for this money. There is a
20% matching fund requirement and the City may have to front this money until 2009
when it is proposed to be released. This funding is currently in the public hearing stage
and will hopefully be finalized in 2005.
The consulting firm SRF has provided an updated scheduling and cost estimate for the
project. The preliminary costs do not include right of way acquisitions or any of the
engineering costs involved with the project.
City utility work included with the project ~ould be the expansion of the watermain from
Progress Road west on Main to Centerville Road, south to Sorel Street with stubs
extending to the r.o.w. limits to the east and west. Also it would include replacing the
forcemain line from lift station #1 to Peltier Lake Drive which is cast iron and over thirty
years old. The adjustment of hydrants and manholes are also included.
---
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C.Uk.1<l C.~J\.1t2' AVE H.) """"~.. ""'''''''''''''''' CllYOfUNOlAAES
""" ""''''" ""'''''''''''''' "'IT _00" ""~ UP.~lO( $.A.P.X>X-;llXX-Xl( ""'=""= C1l'(f'ROJECftfO.lCO\X P.Xl(l(.JoO(..}(X
-, """"", """"'" """"'" """"'"
"""""'"' ~'"'" '''''''''''' """'" """""" ~~ ''"'"'"'' """'" '''''''''''' """'" """""'. ~'"'"
~~. ~~= ~,- -~ , ""''''' " $31',000 ..~ $17.500 ,~ $17,SOO m m
2100-!i01 """ """".. ..,...,., . $1SO.~ . 1750,000 " m " m
2104.(OlI """"","",,00 ""'... $l00.~lJI , ."''''' . $101,000 m m m m
"~- !WN::M::1m\lMlH01llll'AvEMt:NT "'~ ,,~ - Sl56,iloIIl n.. $154.9llII m " = $1,1_ "
"- Ilf:MQ\/E$mR.MS~ """... .."".. . ...."" , lM,OOO m " " m
-"" """"""'"" """... J1a,llO(l.oo , $1~,tcJ\) . $10,00(1 m " m "
C--- 21a5-S1fl COId"lONEXCAVMlOtlll<ll) W~ ...., ""'" """" - .""", '"" $I0$) '"" ".'" m "
21l!S,@ ~EXcA.V"'~~ W~ ..... '""" fI.1I3ll.lm '""" $1.1120.000 m " " m
...... SOI:/GlVOOEXCAVA'OOtI\EV\ "'" "'.. ,,..., ..."" .,..., -..., '"" ......, = $l9,SCO " m
,., """. GAA'fiJl.AAIIOAAOW{O/\ W~ .... "..... ,,,,... '... Sl.Il28,B:lO m " m "
'" ..."" SL'I.ECt GRAMII.t.R: 90RR0W(Oi} wro $10,00 """ """"" "''''' ........ "'" $37,5110 "'" ......, " "
"~ -~"'" wro .... ".., ""''''' ,... "".., m " m m
'" Zlll5.60f F'OHDEl(CA.V"'~ llJM!>S...... ~.OOO_~ . """" , -..., " m " m
2101:>-1104 GE01EXTIL.l'FilBFlIC ""'''''' $160,00:1.00 . J160,OOO " ..".., ,.. """ ,... ".., " --_10
~ll.503 AGGRE<lATEIIASe(Cll)Cl.A/lS5 W'"' '1MO - """'" - "".., ".. """ "'" ......, ,.. $ZOIO m
2!l4tl511l BIT....Il('flmEFOSl~y ,~ "".. "' "'''' m ~."" " """ " ..."" m m
-.. ~U$PAvarettrSECllOl\l ,~ -.. '"'' $411K1,B4a - $1.~1l'3() .~ $151,08(1 "., $110)lflQ ... ..no m
:l4~1.&111" MOOUl.ARBl.OCkRET.o.JNJNGWAlL .", "'.. ""'- ~ "'" "''''' " " " m
:Z~11.6'l11 ClPRETA'HIHGWAU .m ""... "" ,,- ,.., 'llJO.ooo " " m "
""'-.., ~TREATIlIENT!1YS1al ,_... MOCI(I_()II , ""'" , ""'.., m m m m
== ..".",.,,"'" """"'" l1OO;QJ'J.OO , "".., . -= " m " m
~ jl,Q.II.I$lSNflfAAY&.WA7ERMAlt(SYSrs.s ,-... $6O,OOQIJIl , """" " " m , """" m
=.., .!W<<1"1II\YB.w....1'ERIMrfr.\PflCllla.l"N'TS lUMPSUlol t1.oo .... 1lI1.~ " m m ~" ...." u= mn.
'" ""~ ....CQ~l"Ew,o,u( ,,~ ,"W M' """ " m " ,,= m.m ..
'" ml.511 2.WBIT\N.lM()U$w.o.lJl; "'~ ,"w .- -'" " m " ...,., -."" ".., ......""
2531.501 ~CIJ9Ll3,~ ~~ .10.lXI - W,'" '... $18t<6OO n.. $j7JXXl ''''' ..,,., ,,~ $HO,ll3D - ...""
'" 2S31.503 ....~IoCElIWI .", 0;000 ."" ..... 'm $Ill,~ "" $12..G.50 ... $13,750 " m
'" 2531.507 fi"COto'CRETeDIlJ\IEWI"YP~ "ro ....00 - =no " " " - "'.., m
"".., llUAADRA!l.S\"STEMS ,-... t50,IXIO.DO . ..."" , ......, " " w "
=..., ....~- ~~ "'... "'" "''''' ... "'- m w m "
='" TRAFFICCONmOL ,-"'" .100.000,00 , .100.000 " -.= ,. $lO,t01 " $10..000 m m
......, SIGHIN(l & $TR/PING """~ $120,000.00 . $120,000 " ...= " $12,000 " OU.OOO .. m
2!il5.51l A.U TACTTCONlllOlS!G.'lAtSYSTeM ""= $leo,OOO.oo . ...."" O'l' ....,,>>) ,~ 0;0.'" .~ ....- m m
"',- TtJRf'ESTAetI5HMEOI'T """"" $1;().OlXlDl) . tl30.ooo " -= .. 113,OQ:I " 113,000 .. m
TOTAl $3,7 , $ 2,006.060 $-U1,680 "". '. $266.10
CONllNG y- 11)% $1.;175,.218 $1.200.&06 ....". .,,, .,.. $26,617
TOTAL ESTlMATEO COST $1S,127,.cot $13..21H1li68 .'" ...... " '" $292,787
n.Ot:AAl PARTICJPA 0 RA O(CAPE 1= .- $6,050. ... 1,827 'I94,2&t $:154,291 " . "7.098
COUNTYlCITY PARTlCIPATIOI $9,077,402 $7,924,839 $Z91,474 $231,506 ,./ $453,893 I) $175,691
CSAH 14 -1-35W TO I-3SE
ANOKA COUNTY
SP 02-614-24
DRAFT
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Officer Dale N. Bernardy
Centennial Lakes Police Department
200 Civic Heights Circle
Circle Pines MN 55014
763-784-250 I
January 5, 2004
Theresa Bender
1880 Main Street
Centerville MN 55038
Theresa,
During the alcohol sales compliance check that was conducted on December 14th 2004 all
of the businesses in your city that are licensed to sell alcohol passed the check. The
checks of the alcohol businesses were checked at the request of the Centennial Lakes
Police Governing Board. I directed an underage buyer into these businesses for the
purposes of ensuring that the businesses are taking the appropriate measures to sell their
alcohol products to adults.
I am pleased by the results of the past alcohol checks and hope that the additional check
that will be conducted in the near future will have the same success rate.
Sincerely,
~.
~\1
D. Bernardy #117
CLPD
Alcohol Compliance Officer
I Memorandum
To:
Finance Directors/City Clerks
From:
Interim Chief Makela
Date:
January 10, 2005
Re:
2005 Budget
This memorandum is to remind you of the approved 2005 budget for your police
department which is further reduced to a monthly amount for each city.
Centerville
Total
$550,475.00
Circle Pines
$677,160.00
Lexinlrton
$507,783.00
Please telephone me if you have any questions about this amount.
Monthlv
$45,872.92
$56,430.00
$42,315.25
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~ /I J Bonestroo
e Rosene
'till Anderlik &
, 1 '11 Associates
Engineers & Architects
2335 West Highway 36 . St. Paul, MN 55113
Office: 651-636-4600 . Fax: 651-636-1311
RECEIVED
i '\i'l' ,., I ~."".~
Jr',,-. u.., ii.1~:J
www.bonestroo.com
December 30, 2004
Mr. Joe Mulcahy
Grant Coordinator
Metropolitan Council
230 East Fifth Street
S1. Paul, MN 55101-1626
RE: Quarterly Report for Centerville MetroEnvironment Partnership Grant
BRA Proj. No.: 616-03-135 .
Dear Joe:
On behalf of the City of Centerville, I am respectfully submitting the fourth quarterly report for
the Heritage Street Lakeside Infiltration Trench and Shoreline Stabilization grant project.
Activities
The following bulleted list summarizes a few key activities through December 30, 2004 for the
project:
. Native plant restoration completed. Upland seeding in place for infiltration area and
overland swale. Native shrub species coordinated with property owners and planted at
the project site.
. The first grit chamber monitoring event occurred November 2nd, 2004. The grit chamber
device was cleaned out and sediment samples were taken and analyzed by a soil
laboratory. The results showed that over one-half of a cubic yard of grit was sequestered
by the device and removed during the monitoring event
. Work was slated to occur approximately in November to complete the shoreline
demonstration improvement. DifficUlties occurred in arranging for ddivery of the soil
stockpile needed to undertake the shoreline improvement. The shoreline bioengineering
is now scheduled for late winter.
Costs
The monitoring and evaluation component has incurred $1,873 costs to-date from the $4,500
allocated by the MetroEnvironment grant. A summary statement of the costs is attached with
this quarterly report. Please note that Bonestroo has not invoiced the City of Centerville for
these costs. We respectfully request direct reimbursement from the Metropolitan Council for the'
cOsts ip.curred under the monitoring and evaluation component.. .
Please let me know if the Metropolitan Council prefers that we invoice the City directly for our
costs and then request that the Metropolitan Council disburse the grant funds to the City.
. St. Paul, St. Cloud, Rochester, Willmar, MN . Milwaukee, WI . Chicago, IL
AfflrmClltlve Action/Equal Opportunity Employer and Emproyee Owned'
Mr. Joe Mulcahy
Page 2 off2
Please call me at (651) 604-4746 if you have any concerns or if you need additional detail.
Very Truly,
BONESTROO, ROSENE, ANDERLIK & ASSOCIATES, INC.
:!:fJ:::!L
I
cc: Tom Peterson
Kim Moore-Sykes
encl.
I _
. fl. Bonestroo
II Rosene .
"Iil'I Anderli/< &
1\11 Associates
Engineers & Architects
2335 West Highway 36 . St. Paul, MN 55113
Office: 651-636-4600 . Fax: 651-636-1311
www.bonestroo.com
December 30, 2004
Metropolitan Council
Joe Mulcahy
Grant Coordinator
230 East Fifth Street
Sl. Paul, MN 55101-1626
RE: File No. 616-03-135
MetroEnvironment Partnership Grant
City of Centerville
Invoice No.
COpy
For Professional Services Rendered through November 31, 2004
Monitoring and Evaluation Costs for Metropolitan Council Reimbursement
Consulting and Engineering
Principal Engineer
Erosion Control Specialist
Natural Resource Specialist
Graduate Scientist
1.0 Hrs. @
2.5 Hrs. @
4,0 Hrs. @
10.5 Hrs. @
Subtotal
$114.00
$92.00
$92.00
$70.00
$114.00
230.00
368.00
735.00
$1,447.00
Direct Project Expenses
Laboratory fees
426.00
Total Amount Due This Invoice
$1.873.00
AD bil1s due and payable Within 3Q days. InfeflloS1 will be- charprW at the annual rate of
12% after30 dSJI$. fdec/sr6 underpenaftks ofperjlJrytMt.l am Cfleperson making the
within claim; that I have f,ttamintJd said claim and that the same is just and tnie; that the
services thenin charged wefJ;l actually rendered and WI!fB of the value therein charged;
that the fees lher9in charged are official and are such as allowed by law; and that no part
of said claim has been paid. The elf9ct of this verification shaH be the same as if
subscribed and swam to under oath.
Bonestroo, Rosene, Anderlik & Associates, Inc.
by
Signature of Claimant
. St. Paul. 51. Cloud, Rochester. Willmar, MN . Milwaul<ee, WI . Chicago. IL
I
Afflrmatl" ~ ,1.:rlon/Equal Opportunity Employer and Employee Owned
WM Waste Management Service Center
P.O. Box 3027
WASTU"__EMlONf. Houston, TX 77253
Check No. Q003767982
Doc Date Invoice Number I Description
FOR INQUIRIES CAll:
866-834-2080
Orl tnal Amount
Discount Amount
Amount Paid
11101/2004
0500-llO 1 04
'0500' BLAINE 3RD QTR. REBATE - M k
1,638.06
0.00
1,638.06
VendDr Number
0000009866
ec N be
000376 982
N"",
City Of Centerville
Date
01105/2005
T c
1,6
Discounts Taken
Total Paid Amount
..
..
"'0003?b?982"' 11:'07 ~9 23 261,.: B?bSI,'"O:H?8i1'
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January 11, 2005
City ofCentervil1e
City Council Members
1880 Main Street
Centervil1e, MN 55038
Re: Road Construction on County Road 14
Dear City Council Members:
My understanding is that it bas been proposed to put a median down the middle of the on
C. R. 14 which is going to affect the residents on C.R. 14 and side streets coming on C.R.
14. It is also going to be a big detriment to existing businesses and also for future
businesses. The median will also affect response times for emergency vehicles such as
fire, ambulance or police.
(
I strongly believe that putting a left turn lane in the center of the road and reduce the
speed limit to 30 mph the bridge at 35E going west through Centervil1e.
Ifthere are any more questions, please contact us at 7185 Clear Ridge, Centervil1e, MN
Very truly yours,
I'
~~
Lori Helium
Cc: Anoka County Hwy. Dept. J
Attn: AndyW~cr,ConstructwnEnginecr
1440 Bunker Lake Blvd. NW
Andover, MN 55304
(
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January 11, 2005
City of Centerville
City Council Members
1880 Main Street
Centerville,~ 55038
Re: Road Construction on County Road 14
Dear City Council Members:
I
I
I
I
I
I
My understanding is that it has been proposed to put a median down the middle of the on
C. R. 14 which is going to affect the residents on C.R. 14 and side streets coming on C.R.
14. It is also going to be a big detriment to existing businesses and also for future
businesses. The median will also affect response times for emergency vehicles such as
fire, ambulance or police.
(
I strongly believe that putting a left turn lane in the center of the road and reduce the
speed limit to 30 mph the bridge at 35E going west through Centerville.
Ifthere are any more questions, please contact us at 651 429-3177. Our address is: 7063
Cottonwood Court, Centervil1e, ~ 55038.
~
Cc: Anoka County Hwy. Dept.
Attn: AndyWitter, Construction Engineer
1440 Bunker Lake Blvd. NW
Andover, ~ 55304
(
c_
January II, 2005
City ofCenterville
City Council Members
1880 Main Street
Centerville, MN 55038
Re: Road Construction on County Road 14
Dear City Council Members:
My understanding is that it has been proposed to put a median down the middle of the on
C. R 14 which is going to affect the residents on C.R. 14 and side streets coming on C.R.
14. It is also going to be a big detriment to existing businesses and also for future
businesses. The median will also affect response times for emergency vehicles such as
fire, ambulance or police.
(
I strongly believe that putting a left turn lane in the center of the road and reduce the
speed limit to 30 mph the bridge at 35E going west through Centerville.
If there are any more questions, please contact us at 651 429-9027. Our address is: 7060
Cottonwood Court, Centerville, MN 55038.
Very truly yours,
~~y~~
Bob and Jeanette Hathaway
Cc: Anoka County Hwy. Dept.
Attn: AndyWitter, Construction Engineer
1440 Bunker Lake Blvd. NW
Andover, MN 55304
(
,
"
f
j fI j Bonestroo
IJ Rosene
"till Anderlik &
1\J1 Associates
Engineers & Architects
2335 West Highway 36 . St. Paul, MN 55113
Office: 651-636-4600 . Fax: 651-636-1311
www.bonestroo.com
December 28, 2004
Paul Palzer
City of Centerville
1880 Main Street
Centerville, MN 55038-9794
Re: 500,000 Gallon Elevated Tower
Offer for Deduct to Eliminate Containment
Bonestroo File No. 616-03-130
Dear Paul,
Enclosed is a letter from the Contractor for the above referenced project, Maguire Iron, Inc.
offering a deduct in the amount of $48,000 to eliminate the containment system for tower
painting that was included in the project plans and specifications.
When the project was bid, we were under the direction that the property immediately to the south
of the tower would be fully developed prior to painting the tank. The closest building was
projected to be located only 100 feet due south of the elevated tower. Maguire Iron and
Bonestroo have both contacted that developer, Paul Keleher, to inquire about the project status.
There is currently only one building on the site that has been completely constructed, and there
are two more buildings in various stages of construction. Paul Keleher has indicated that he
believes that the existing building will definitely be occupied prior to painting the tank. The
occupied building is located several hundred feet SE of the elevated tower. The two buildings
currently under construction are located closer to the elevated tower. His best guess for
occupancy of the building closest to the tower is most likely after June of 2005.
Based on this scenario, it would be possible to paint the tower without using a full containment
system as specified. We feel that the dollar amount offered for the deletion of the containment
system is fair. If the City desires to proceed with this change order deduct, we recommend that
the Change Order include language to ensure that the Contractor is still liable for any problems
associated with drifting sand and paint caused by the deletion of the containment system.
Additional] y, we would require the Contractor to use wind speed and direction as criteria for
acceptable sandblasting and painting conditions.
. St. Paul, St. Cloud, Rochester, Willmar, MN . Milwaukee, WI . Chicago, IL
Affirmative Action/Equal Opportunity Employer and Employee OWJ1ed
"
r'
Please let me know if the City desires to proceed with the proposed deduct. If so, we will
proceed with a Change Order for that purpose.
Yours very truly,
BONESTROO ROSENE ANDERLIK & ASSOCIATES, INe.
Mark R. Rolfs
Encl
Copy:
Teresa Bender - City of Centerville
Jeremy Wyland - Maguire Iron
Kelley Mulhern - KLM
TWP - BRA
TLG-BRA
.
.
:lliaJu ~
Maguire Iron, Inc.
PO. BOX 1446
SIOUX FALLS, SO 57101
PHONE (605) 334-9749
FAX (605) 334.9752
AFTER HOURS (605) 334-0029
www.maguireiron.com
WATER TOWER SPECIALISTS - ESTABLISHED 1915
December 22, 2004
Mr. Mark Rolfs, P.E.
Bonestroo Rosene Anderlik & Associates
2335 West Highway 36
St. Pau~ MN 55113
Re: CenterviJle, MN-Elevated Water Storage Tank
Dear Mr. Rolfs:
Per our conversation yesterday afternoon, please find below our proposal to delete
the tank containment requirement for the tank painting portion of this project.
After reviewing the project site and contacting the adjacent developer, Maguire
Iron, Inc. is confident that this requirement is not necessary and would be able to
provide the Owner with a substantial credit amount.
Weare able to provide the Owner with a credit in the amount of ($48.000.00)
for the deletion of the tank containment.
Please review this proposal with the Owner and advise us of their decision at your
earliest convenience in order for us to continue to schedule the tank painting
portion of this project. A formal change order will need to be processed if this
proposal is acceptable.
Please feel free to contact me at your convenience at (60S) 334-9749 with any
questions or if you require any additional information.
Sincerely,
~;,~y
JZ~I~d-
. Water Tanks and Towers
. Fabricating
. Erecting
. Repairing
. Painting
. New and Used Tanks