HomeMy WebLinkAbout1986 12-18 EBFA
MEMORANDUM
TO: Earle Brown Farm Committee
' FROM: Brad Hoffman, HRA Coordinator
DATE : December 10, 1986 SUBJECT: Meeting Schedule
' The Earle Brown Farm Committee will meet in the Council Chambers
on Thursday, December 18, 1986 at 7:30 a.m. We will be reviewing
' a "Request For Proposal" (RFP) concept for the development of the
Farm. We will also review with you the financial status of the
project and costs incurred with the development of the site.
' The development subcommittee will meet Tuesday, December 16, 1986
in Conference Room A at 8:00 a.m. to cover the same material.
XXXX WESTWOOD PLANNING & ENGINEERING COMPANY
TRANSMITTAL
DATE
TO:
FROM:
RE:
ITEMS: NO. DESCRIPTION
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PURPOSE:
AS YOU REQUESTED REVIEW AND RETURN
FOR YOUR INFORMATION REPLY TO SENDER
FOR YOUR APPROVAL OTHER (SEE REMARKS)
REMARKS: WIL 07
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7416 WAYZATA BOULEVARD, MINNEAPOLIS, MINNESOTA 55426 (612) 54"155
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REQUEST FOR PROPOSALS
BROOKLYN FARM/HERITAGE CENTER
' BROOKLYN CENTER, MINNESOTA
I. BACKGROUND
'
The City of Brooklyn Center owns a 6.7 acre tract of land known as the
Brooklyn Farm. The site is in the area north of Brookdale and is just
south of I-94, west of Highway 100 and east of Shingle Creek Parkway. On
the site are approximately 12 huildings. This complex is on the State
Register of Historical places. It was the farm of Earle Brawn, a very
successful local. figure in the early development of the area. The build-
'
ings are presently unused except for one occupied residence. Approximately
five of the buildings are presently available for redevelopment. The
balance will be available after August 1, 1988. Generally the area west of
the north/south road, plus the well house and tower are immediately open to
redevelopment (please see exhibit 1.
The site has excellent locational potential. The site has access to Hwy
100, I-694, I-94 and Shingle Creek Parkway. On the same block a 115,000
s.f. office (Brookdale Corporate Center) is under construction, with a
Phase II building of another 200-300,000 s.f. plus a market rate elderly-
housing project with 140 units in Phase I now under construction, and
another 129 units in Phase II, know as "The Commons". Just south of
Summit Drive, the Shingle Creek Shopping Center which includes a Target
store opened this summer with the Brookview Shopping Center being finished
abutting the Target site. Immediately west of the site (beyond Shingle
Creek Parkway) a complex of public facilities exist including: the
Community Center, the City Hall, the Park Complex and the Hennepin County
'
Library. The whole area is currently being planned for public improve-
ments to include a pedestrian walkway system, streetscape "nodes" and
furnishings at corners, improved pedestrian and street lighting and
plantings.
The dozen or so buildings in the farm area contain approximately 54,000
gross s.f. of area. The breakdown is as follows:
Residence R Garage Complex 14,500 s.f.
"D" Barn (Northwest corner) 4,030 s.f.
2 Barns (North/end) 4,000 and 4,800 s.f.
Stable (inc. loft) 12,135 s.f.
Barn/Hippodrome 13,500 s.f.
Cook Shack 1,100 s.f.
Plus misc. small site features
In addition, previously the second floor of one residence was lost to
a fire; if restored it may he a means to obtain additional area. Another
building owned by an adjacent land owner will likely not he wanted +`or
their development and potentially could be acquired and brought on site.
The relocation of buildings is generally not encouraged but building
relocations have already occurred which suggests that changes
in the present location of some buildings may actually result in a more
authentic and useful placement. Possibly some huildings would not he
desireabie in the final plan and their demolition is possible.
The project improvements should follow "The Secretary of the Interiors
Standards for Rehabilitation and Guidelines for Rehabilitating Historic
Buildings". By developing under these guidelines and obtaining
Minnesota Historical Society approvals the developer is eligible for
substantial tax.benefits for the building improvements. Within the
last year approximately 90 projects were approved by the Minnesota
Historical Society worth $110,000 000. The project developer may wish
to pursue Federal designation as a historic area for additional
benefits.
II. PROJECT GOALS
The type of project which may be approved in the Brooklyn Farm
complex is intentionally broad to allow the developer to seek
imaginative solutions. While the City intends to entertain all types of
proposed developments, the following goals are provided'as an initial
concept around which developer proposals could be structured:
A. Repair and restoration of the buildings to a usable condition
which reflects the original character of the building and grounds.
B. Provide tennants/users for the buildings which will relieve the
\ City of financial obligations of property taxes, and debt
1 services.
C. Maintain the buildings and grounds on an ongoing basis.
D. Provide a public or quasi-puhlic character to the grounds so that
the general public can come on site and see the restoration
project and the City's heritage.
Additionally, the City would favor development proposals including
the following: r~.k
E. Provide tenants/users foIr the buildings which contribute to
_.community wide needs, now perceived as services to Senior
Citizens, since the City population is rapidly moving toward an
older character, and/or a multi-purpose and local convention
center,
F. Provide a project identity which is cohesive and attractive. This
will include use of signage and/or logo which is compatible with
the project character. Use of the water tower as a focal point
will be encouraged.
III. DEVELOPMENT PARAMETERS
' Developers submitting proposals for the Brooklyn Farm complex should
expect the following parameters:
' A. The City land use and zoning provisions shall be followed. This
would include the Conditional Use Permit process which would allow
project flexibility and municipal review authority. The City will
initiate any and all of the necessary tonging changes to accomodate
the development proposal approved by the City.
' Development shall comply with "The Secretary of the Interior's
Standards for Rehabilitation and Guidelines for Rehabilitating
Historic Buildings". The State Historical Society has review
authority in this area and a liaison with their office will he
necessary throughout the project planning and construction.
~~C . The development shall strive to retain the character of the Brooklyn
Farm buildings. The character shall be defined in a report
to be provided by the City. Generally, this document shall
attempt to summarize which aspects of the buildings and grounds
are viewed as representative (roof lines, window pattern and
;
character, materials and colors, etc.).
IN,
\.v D. The development shall be structured to work within the traffic
' carrying capacity of the local street system. As now viewed the
peak hour trip generation for the project area including the
Brookdale Corporate Center phases I and II is the critical
element. Development which (due to land use or project size)
results in a trip generation in excess of the stated allowable
level will not be acceptable. The issues and trip generation data
is summarized in and
is supported by studies by the consulting firm of Short, Elliot
R Hendrickson.
' E. Once submitted the proposals become public information. The ideas
included in a proposal maybe incorporated into development concepts of
other developers. v ?
' F. The HRA will lease the building5to the Developer under a long-term
lease. The term of the lease and the conditions thereof are subject
to negotiation. The HRA makes no representations as to any tax
benefits available to the Developer as a result of the Project.
However, the HRA is willing to structure the lease in any reasonable
manner that might aid the Developer in qualifying for any
rehabilitation tax credit or other tax benefits that might be
available, provided that such a structure does not impair or adversely
affect the interests of the HRA.
5. 3., `j~ s `1~~'l x 1~1 f C + = 7 i~ ,Y~ •2~i/t
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IV. DEVELOPMENT PROPOSAL CONTENT
1 yS
The City will accept proposals including whatever data the developers deem
relevant. However, developers shnuld submit at least the following inform-
ation: -
i
A. Scope of work (nature of project) including proposed uses, a
4i extent and characzer of development.
B. Phasing Plan. (Initiation date, intermediate start up and '
completion dates and final completion date).
tc C. Site Master PI an.~~ l~~' r ~,s,_a_N f,. ~•~1,~tiDi ; L) ,4 Y.C " ,f
D. Utility improvement concept.
S-e
E. Pledge to follow the Secretary of the Interior's Standards and
maintain a liason with Minnesota Historical Society.
F. Financial Background (Preliminary) r
1. Outline lease concept and terms.
j 2. Identify nature of City improvements and timing (if any).1
r 3. Identify source of fundingvfor all public and private improve-
ments. - and ~-ru nf6 ll(ir QUU116, ;*,`J
4. Provide preliminary market analysis for proposed uses.
G. Qualifications of Developer
1. Complete disclosure and identification of participants.
a 2. List of completed projects which were qualified for tax
' relief under the Secretary of Interior's Standards. 3. List of historic restoration projects (not intended for
qualification for tax relief).
- 4. List of current projects the developer is involved in andq E~`C}
their completion dates.
S. Designation of project contact who will work with the
Minnesota Historical Soceity and his/her backgound in
' this type of work.
f
'
V. INFORMATION
THE CITY WILL PROVIDE:
The following documents u n fillipfe
g oc me is are provided to those paying the g e:
'
1.
Area plan with topography and existing utilities
2.
Site Master Plan and preliminary grading and utility plans
with cost estimate by Westwood Planning & Engineering Company.
3.
Legal description of site
'
4.
The Hoffman Memorandum (September 1985) (to he named)
5.
"Analysis of Earle Brown Farm Complex of Buildings
.
6.
(November 1985) by A.E.C.
Structural Report on The Horse Barn by Israelson
& Associates Inc., (April 1982)
7.
The Secretary of the Interior's Standards for
Rehabilitation and Guidelines for Rehabilitating
Historic Buildings (Revised 1983)
8.
City Assessors letter on Tax Status (12-8-86)
9.
Outline of Architecture and Site Characters of Brooklyn
'
Farm Complex (not prepared yet).
10.
Exhibit of area currently under lease.
'
11.
4 sheets of plans and elevations of residence buildings
by Blumentals Architects November 5, 1981 and July 6, 1982.
The
following exhibits can be viewed at City Hall:
12.
"Market Feasibility for Senior Service Center"
(May 1986) by Quality Decisions
'
13.
"Traffic Analysis Relating to Retail and Office
Development" May 1985 by S.E.H.
14.
Environmental Review Board "Earle Brown Farm Acquisition
and Development COBG" 1"4
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VI. SUBMISSIONS
(City to complete this section) C
1.
Date of submission: 4:30 P.M. February 18, 1987 v
'
2.
Number of copies: one (1) copy (the City shall reproduce
copies as needed).
3.
Format 8 1/2" X 11" and black and white, please number pages.
'
4.
Contact at City to answer questions: Brad Hoffman, 6301
Shingle Creek Parkway, Brooklyn Center, MN 55430. Pty. C(o+'Z)SUI-5440
5.
Provide $100 non refundable filing fee to cover cost of
'
reproducing materials given to potential developers and
reproduction of submitted proposals.
1
6. Selection process:
a. Staff review of submissions for completeness and
reproduction of proposals for review
b. Staff and Brooklyn Farm Citizens Advisory Sub-Committee
screen proposals and may ask for additional data
(potentially including presentations).
k;
c. Full Brooklyn Farm Citizens Advisory Committee recommends
.
one developer and development concept.
.
d.' City Council/HRA approve of one developer and development
concept at April 13, 1981 Council meeting.tCV,
P. Selected developer shall furnish $5,000 gnod faith
deposit. This deposit shall be refundahlp upon execution
of a developer agreement with the City. The deposit is
forfeited to the City if no developer agreement is
executed within 120 days after Council selection of the
developer. The 120 day forfeiture date can be extended
only by mutual agreement. Forteiture of the deposits also
allows the City to seek another developer for the project.
TE : nt 12-9-86'
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MEMORANDUM
TO: Tim
' FROM: Anne 460
' DATE: December 10, 1986
RE: Brooklyn Farm - RFP - Legal Notice
' In an attempt to acquire an example of a legal notice of request for proposals
from the City of St. Louis Park I got the impression from the staff that the
legal notice does not necessarily have to be the RFP but does have to appear in
some form before a contract is awarded. For example, in the case of the Water
Tower area on Excelsior Boulevard in St. Louis Park, the City solicited
proposals privately and then put in a legal notice before selecting one of the
proposals (see attached notice). Brooklyn Center should certainly consult their
legal council to confirm this. Other legal notices found in the Minneapolis
Star/Tribune appear to give a brief description of the project goals and
' parameters and then give instructions for obtaining a copy of the RFP (or bid
form). See legal notice clippings attached. I have drafted a legal notice for
the Brooklyn Farm which may do the trick, but again, Brooklyn Center's legal
' council should review it.
cc: Brad Hoffman
attachment
7415 WAYZATA BOULEVARD, MINNEAPOLIS, MINNESOTA 55426 (612) 546-0155
WESTWOOD PLANNING & ENGINEERING COMPANY
NOTICE OF REQUEST FOR PROPOSALS
FOR BROOKLYN FARM REDEVELOPMENT
Notice is hereby given that the Housing and Redevelopment Authority of Brooklyn
Center, Minnesota is issuing a Request for Proposals (RFP) for development
alternatives of Brooklyn Farm, a 6.7 acre, historic farm site located just south
of I-94, west of Highway 100 and east of Shingle Creek Parkway. The HRA will
lease the approximately 12 buildings and grounds under a long-term lease subject
to negotiation. Initial goals of the development are to repair, restore and
maintain the buildings and grounds to reflect the original- character, provide
users for the building relieving the City of financial obligations for
maintenance and operation, and enable general public to come on site to see
City's heritage.
Requests for a copy of the RFP should be addressed to: Brad Hoffman,.Rrooklyn
Center City Hall, 6301 Shingle Creek Parkway, Brooklyn Center, MN 55430. The
deadline for proposal submissions is 4:30 P.M. February 18, 1987. A non-
refundable filing fee of $100 is required.
7415 WAYZATA BOULEVARD. MINNEAPOLIS. MINNESOTA SS426 16121 54601st
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