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HomeMy WebLinkAbout2001 02-26 EDAP EDA MEETING City of Brooklyn Center • February 26, 2001 AGENDA 1. Call to Order 2. Roll Call 3. Approval of Agenda and Consent Agenda -The following items are considered to be routine by the Economic Development Authority and will be enacted by one motion. There will be no separate discussion of these items unless a Commissioner so requests, in which event the item will be removed from the consent agenda and considered at the end of Commission Consideration Items. a. Approval of Minutes - Commissioners not present at meetings will be recorded as abstaining from the vote on the minutes. 1. Regular Session — February 12, 2001 4. Commission Consideration Item a. 69`' and Brooklyn Boulevard Redevelopment • • Requested Commission Action: -Staff report and presentation by developers. 5. Adjournment i EDA Agenda Item No. 3a MINUTES OF THE PROCEEDINGS OF THE ECONOMIC DEVELOPMENT AUTHORITY OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA REGULAR SESSION FEBRUARY 12, 2001 CITY HALL 1. CALL TO ORDER The Brooklyn Center Economic Development Authority (EDA) met in regular session and was called to order by President Myrna Kragness at 7:55 2. ROLL CALL President Myrna Kragness, Commissioners Kay Lasman, Ed Nelson, and Bob Peppe. Also present: Executive Director Michael J. McCauley, Assistant City Manager Jane Chambers, Public Works Director Diane Spector, City Attorney Charlie LeFevere, and Deputy City Clerk Maria Rosenbaum. 3. APPROVAL OF AGENDA AND CONSENT AGENDA A motion by Commissioner Nelson, seconded by Commissioner Peppe to approve the agenda and consent agenda. Motion passed unanimously. 3a. APPROVAL OF MINUTES A motion by Commissioner Nelson, seconded by Commissioner Peppe to approve the January 22, 2001, regular session. Motion passed unanimously. 4. COMMISSION CONSIDERATION ITEMS 4a. RESOLUTION AUTHORIZING THE ADDITION OF THE ONE FULL - TIME POSITION TO THE 2001 PAY PLAN FOR THE EARLE BROWN HERITAGE CENTER (EBHC) Executive Director Michael McCauley discussed that this resolution would authorize the addition of one -full time maintenance custodian position to the 2001 pay plan for the Earle Brown Heritage Center (EBHC). •` 02/12/01 -1- DRAFT RESOLUTION NO. 2001-04 Commissioner Lasman introduced the following resolution and moved its adoption: RESOLUTION AUTHORIZING THE ADDITION OF THE ONE FULL -TIME POSITION TO THE 2001 PAY PLAN FOR THE EARLE BROWN HERITAGE CENTER (EBHC) The motion for the adoption of the foregoing resolution was duly seconded by Commissioner Nelson. Motion passed unanimously. 4b. RESOLUTION AUTHORIZING THE EXECUTIVE DIRECTOR TO WRITE OFF UNCOLLECTIBLE ACCOUNTS RECEIVABLE Mr. McCauley discussed this resolution would authorize the write off from the Economic Development Authority's records the uncollected monies from the following: Voice That Triumph $3,611.37 Knights of Columbus (Robbinsdale) $3,847.06 Mohumed Abdi $ 293.32 Manette Olson (Zastrom) $ 93.31 RESOLUTION NO. 2001-05 Commissioner Lasman introduced the following resolution and moved its adoption: RESOLUTION AUTHORIZING THE EXECUTIVE DIRECTOR TO WRITE OFF UNCOLLECTIBLE ACCOUNTS RECEIVABLE The motion for the adoption of the foregoing resolution was duly seconded by Commissioner Peppe. Motion passed unanimously. 5. ADJOURNMENT A motion by Commissioner Peppe, seconded by Commissioner Nelson to adjourn the meeting at 8:00 p.m. Motion passed unanimously. President 02/12/01 -2- DRAFT EDA Agenda Item No. 4a • MEMORANDUM TO: Michael McCauley, City Manager FROM: Brad Hoffman, Community Development Director DATE: February 13, 2001 SUBJECT: Development Proposals (69"' and Brooklyn Boulevard) For several years, the EDA has sought development proposals for the northeast corner of 69 and Brooklyn Boulevard. The area is approximately 5 1 /4 acres and is currently zoned C2 and RI. Given its location and the traffic count at the intersection the site lends itself naturally to a neighborhood retail development. Past attempts to solicit development proposals were met with very limited interest. Three (3) previous attempts for an RFP brought single responses each time. The last proposals would have combined senior housing on top of neighborhood retail. While the concept was interesting, the requested public subsidy was very high. Of late, there has been increased interest in Brookl yn Center as a development location. • Currently, the EDA has two (2) proposals for a neighborhood retail center for consideration. Both are very similar in concept, materials and tenants. This is in part due to the fact that both developers had the same information relative to potential tenants, street access, EDA building material pallet preferences and emphasis on buffering the project from the single - family homes to the east. Each of the developers is prepared to purchase the property from the EDA as soon as we get control of the Legion property and both want to start construction this year. The EDA will control the Legion site on May 11, 2001. The first proposal is from Christenson Corporation in conjunction with Thorpe Real Estate Services. They have financing for the project with L. J. Melody Co. and will manage the project through Thorpe Real Estate Services. They are an experienced group in both the construction aspects of the project and the ongoing management of the facility. The second proposal is from Westbrook Development. They have arranged their financing through Cherokee State Bank and will also provide property management. Westbrook has extensive experience with construction and also provides property management services. Comparisons Christenson Westbrook Building Area 43,000 sf 33,000 sf Estimated Value $5,600,000 $4,700,000 Estimated Project Cost $8,150,000 $7,552,000 MEMORANDUM February 13, 2001 Page 2 Estimated Tax $238,000 $200,000 Purchase Offer $680,000 $600,000 Parking Spaces 237 227 Building Materials No significant difference No significant difference Tenant Mix No significant difference No significant difference Property closing 120 days from acceptance 90 days from acceptance Parking in rear Yes No Will Sell Pads Probably Yes Enhanced Node Treatment Yes Yes Pilgrim Cleaners Approached Approached As I have already noted, very little differentiates one proposal from the other. Both would use rock face, .brick, glass, EFIS, canopies etc. in their respective building material pallets. Christenson will use a copper like metal roof at the convenience center and elsewhere as appropriate. (Note the photo of the Freedom Station.) Both are prepared to close on the property as soon as the EDA can deliver title. Both are experienced developers with financing in hand. Both have provided substantial opportunity for landscaping along both 69 Avenue and Brooklyn Boulevard. Both proposals would be handled as a PUD and each carries its architectural theme throughout the site. Each proposal has incorporated design elements that help create interest in the look of the buildings. In essence both are modern neighborhood retail centers each of which is vastly superior to what was there and both will vastly improve the impression one would have of that intersection. While the proposals are similar there are some significant differences. Christenson's offer is $680,000 for the land as opposed to Westbrook's $600,000. (Note that Westbrook refers to the site as 5.2 acres and Christenson as 5 acres. A final determination has not been made) Christenson's overall project is 10,000 sf larger and thus will generate more tax dollars. The Westbrook proposal provides superior treatment relative to the adjacent residential neighborhood to the east. With Westbrook there is no employee parking in the rear of the building and their trash enclosures are inside of the building as opposed to Christenson's location adjacent to the fence. Westbrook's access to the site off 69 Avenue is pulled further back creating less conflict with 69 Avenue traffic at the light .at Brooklyn Boulevard. It is also better suited to match up with the access point for the south side of 69 Avenue. The Westbrook site plan would have a food site (McDonalds) along Brooklyn Boulevard with a potential drive through (semi screened • along Brooklyn Boulevard. The Christenson proposal locates the Food (McDonalds) along 70 Avenue. While not along Brooklyn Boulevard, its location tends to concentrate traffic in the MEMORANDUM February 13, 2001 Page 3 • northwest corner of the site. In contrast to the Christenson proposal, the Westbrook proposal does not locate parking immediately adjacent to the retail stores on the west side. The Westbrook proposal seems to have better internal traffic patterns. The choice for the EDA seems to come down to a slightly better financial offer both in terms of purchase price and tax generation from Christenson to a slightly better site plan as it relates to buffering adjacent residential neighbors and traffic impact both internal and external by Westbrook. Staff is prepared to complete an agreement with either party to assure construction starts this summer. Representatives from Christenson Corporation and Westbrook Development will be at the February 26` EDA meeting to make a brief presentation regarding their respective proposals. Included with this memorandum are copies of both development proposals. i • • TABLE OF CONTENTS r • Introduction ........................................................................ ............................1 -2 DevelopmentTeam .............................................................. ............................3 -b ProjectOverview .................................. ............................... ...........................7 -11 SitePlan ......... ............................... ................................... .............................12 RetailPerspective ............................................................... .............................13 • Retail Elevations ............... ............................... ................... .............................14 WestbrookProposal ........................................................... .............................15 a Westbrook . development • i Westbrook development • General Contractors, Construction Managers, Design/13uild January 25, 2001 +� Mr. Brad Hoffman . Community Development Director City of Brooklyn Center 6301 Shingle Creek Parkway Brooklyn Center, MN 55430 RE: 69th Avenue Redevelopment Project - Brooklyn Boulevard and 69th Ave., Brooklyn Center, Minnesota Dear Mr. Hoffman, We are pleased to have the opportunity to submit the following proposal for the 69th Avenue redevelopment project. Our proposal consists of 33,300 square feet of retail on four primary pad sites. The architectural concepts detailed in the attached drawings will be maintained by architectural covenant to ensure concept integrity throughout the development. * We are recommending the use of rock face and burnished block, with brick embellishments. Additional use of standing seam roof accents, awnings, and E.H.S. forms will create a standard that will ensure long term value for this highly visible intersection. Thank you for the opportunity to share our enthusiasm for this development with you. Sincerely, +� Joh . Nielsen esident 1564 West University Ave., St. Paul, MN 55104 -3908 page 1 651646-1967 FAX 651646-6445 E -mail: westbrook@westbrookdev.com i i • i M i • • You can succeed at almost anything for which you have unlimited enthusiasm. . - Charles Schwab- e i • page 2 DEVELOPMENT TEAM i A) Scope of Proposal • Westbrook Development, Inc. will develop and construct 33,300 square feet of mixed use retail at • the intersection of 69th and Brooklyn Blvd. Total land area is 5.2 acres as described by City of Brooklyn Center documents. Property management of the development will be by Westbrook Development, Inc. Westbrook as a licensed General Contractor will provide all construction using a combination of in house labor and preferred subcontractors. Bonding can be proved as required. The following professional associations will be employed by Westbrook Development to provide key design and leasing services. B) Architecture Architectural services will be provided by Neil Weber Architects. Neil Weber AIA - Neil Weber Architects & Planners, 2280 Watertown Road, Long Lake, Minnesota 55356 C) Leasing & Real Estate Services Cambridge Commercial Reality — 4901 West 77th Street, Suite 144, Minneapolis, Minnesota 55435 D) Financial Services I Mortgage Services All financial services will be provide by Cherokee State Bank. Westbrook's long term relationship with Cherokee State Bank serves to substantially underpin the viability of our involvement in the • 69th Ave. redevelopment Cherokee State Banks strong asset base and tenure in the metro financial market make them a natural choice as our lead financial partner. page 3 rip stbrook development • WESTBROOK DEVELOPMENT, INC. Westbrook Development, Inc. is a Minnesota corporation formed in June of 1987 Since its inception Westbrook has specialized in providing General Construction, Construction Management, and Real Estate Development services for our clients. Our customers know us for finishing projects on a timely basis within budget. The key to our success is the first line of our mission statement "Building relationships through excellence'. The depth of our diverse experience starts at the top. a Westbrook's President and Chief Financial Officer, John Nielsen, is a graduate of the University of Minnesota with 27 years of development and construction experience. i Vice - President Tom Bina, also a University of Minnesota graduate, provides the general management dynamic needed to oversee Westbrook's project management and field supervisory staff of ten. i Computerized scheduling and job costing allow our project management staff to quickly account for costs and adjust schedules rapidly. Our team has been involved in hundreds of projects, and our experience makes the difference. We make sure every detail is accounted for and every deadline is achieved! M • page 4 Westbrook development PARTIAL CLIENT LIST 1999/2000 Project Owner Architect • Cook Dental Dr. Dave Cook Stapko /Pahl • Franz Repro Al Franz Darwin /Lindahl • Jewish Family Service Jewish Family Service Portfolio i • Como Park Streetcar Museum City of St. Paul Hokansan, Lunning & Wende • Burnhili Plaza CSM Corporation CSM • Minnetonka Transportation Metro Engineering Archnet i • Dairy Queen Rick Zachau CB Food Service • Midway Bingo Mickey Michlitsch Busch • Rainbow Foods Fleming Companies, Inc. Rainbow • Northtown Remodel Northtown Partners Winsor /Faring • Chipotle Mexican Grille Chipotle Wilkus • Pearle Vision Mike Ahrends Westbrook • Pearle Vision Mike Ahrends Pearle Vision • Corporate Chef Catering Nat Joseph Catering Westbrook • Rainbow Foods Fleming Companies, Inc. Rainbow • Able Computer Capp Industries Westbrook JAL page 4A Westbrook development PARTIAL CLIENT LIST 1999/2000 continued... Project Owner Architect • Rainbow Foods (7) Pharmacies Fleming Companies, Inc. Rainbow • Apple Valley Square Craig Minnea RSP • JoAnn Fabrics - AVS JoAnn GPD i e McDonald's - Eagan McDonald's McDonald's • McDonald,s - Bloomington McDonald's McDonald's • Friends School Friends Associated Architects • JoAnne Fabrics - Maplewood JoAnne GPD • McDonald's City Center McDonald's McDonald's • Hanson Pharmacy -Coon Rapids Dennis Amoth • Boomtown Gym Oppindan Archnet 0 Mailboxes, Etc. Oppindan RSP • C.T. Nails Oppindan Archnet A • a page 4B Westbrook development i NEIL WEBER, AIA WEBER ARCHITECT & PLANNEkS '4�' 2280 Watertown Road ti­ Long Lake, Minnesota 55356` -X7 952-476-4434 Fax 952-476-5863 Nw@weberarchitects.com Firm History — Neil Weber 1971 — 1993 Schwarz / Weber Architects 1993 — Present Weber Architects & Planners Education — Neil Weber B.A. — University of Minnesota 1971 Firm History Weber Architects & Planners is a 30 year old firm which has provided architecture and planning in the Minnesota area. It has provided full service architectural and planning services to public and private clients. The range of building types for which services have been provided are wide ranging. This mid-size firm has resources of up to nineteen people to ensure that top quality services are provided on a timely basis, Weber Architects & Planners have experience in the following building types: • Churches • Multi-Family Residential (townhomes, • Retail apartments, condominiums) (shopping centers, strip malls, etc.) • Senior Housing • Office Buildings (rental, condominiums, cooperatives) • Industrial • Hotels • Office Warehouse • Restaurants Partial Current List: • State of Minnesota • Laurent Development • Municipalities — Bloomington, Lakeville, • Dr. Dennis Arne Eden Prairie Plymouth, Wayzata, • Wakate Hotels 40 Richfield, Eagan • LDS Church • Opus Real Estate • MZ Jones Development • Cargill Corp. • Brutz Enterprises, Wayzata • Church Dev., Wayzata • John Gabbert • Oppidan Development • Sunsets Restaurant page 5 A 1 Commercial Realty COMPANY PROFILE Cambridge Commercial Realty has over fifty -five (75) years of experience and expertise in brokerage & leasing, tenant representation, marketing, development, investment sales, market research, and planning & advisory services. The following services are what we believe to be the necessary tasks for Cambridge Commercial Realty to provide as we help our clients undertake major real estate transactions. Brokerage & Leasing — Cambridge provides proven, results - oriented marketing for the sale or leasing of all types of properties. Our extensive database of buyers and users helps us target our marketing effort toward qualified candidates, and our extensive market knowledge allows us to approach and persuade those qualified candidates based on their historical pattern of acquisition or leasing. Tenant/Buyer Representation — Cambridge provides the necessary skills and infor- mation to let our tenant/buyer clients make the educated decision. Developer /landlord relationships cannot be underestimated, and Cambridge has high respect from the developer /landlord community in our markets. i Site Location & Analysis -- Armed with a full understanding of the site criteria of our clients, Cambridge can identify the most favorable locations in any sub - market under any time frame. Market Research -- Our in -house staff has strong experience in compiling and present- ing pertinent information for the market review and decision - making process. In addition, we can provide gap analysis studies to uncover new opportunities. REO Disposition & Surplus — Cambridge has provided excellent service to clients who specifically require disposition of underutilized or surplus properties. Advisory Services — Because Cambridge has such extensive real world market know- ledge and experience, we are the answer to our clients needs for consultation, planning, and other real estate - related advisory questions with respect to lease vs. buy, construction costs, development opportunities, expansion, relocation, long -range facility planning, or consolidation. Cambridge Commercial Realty is licensed and actively doing work in the following states: Minnesota, Wisconsin, Iowa, North Dakota, South Dakota and Illinois -a page 6 i Commercial Realty PROFESSIONAL MEMBERSHIPS & ASSOCIATIONS PROFESSIONAL MEMBERSHIPS & ASSOCIATIONS International Council of Shopping Centers (ICSC) As members of ICSC, Cambridge Commercial Realty provides its clients with access to national retailers and shopping center developer /owners. Through attendance at the national and regional Idea Exchanges, Cambridge is able to maintain contact with the retail market on a national scale, providing national clients and contacts to the local market. Minnesota Shipping Center Association (MSCA This association provides a local audience and network for promotion of clients properties. The MSCA also provides research for local markets that is valuable for Cambridge clients. Council of International Restaurant Brokers (CIRB) As the exclusive Minneapolis /St. Paul area member firm, Cambridge has a referral network in place for the nation's leading restauranteurs and restaurant real estate brokers. This provides Cambridge with an experienced group of worldwide professionals able to assist our clients with every aspect of restaurant real estate. Minneapolis Board of Realtors — Commercial Industrial Division Individual membership in this association allows Cambridge to market properties through the 0 Commercial/Industrial Multiple Listing service. Realty Resources Realty Resources is a unique alliance of highly qualified, influential, and independent national commercial real estate brokerage firms located in major cities across the United States. It was established in 19$$ for sharing and integrating resources in a way that provides extraordinary service in meeting the commercial real estate needs of the clients of its member firms. page 6A CAM B R I D GE: Commercial Realty CORPORATE CLIENTS Rock Bottom Restaurants, Inc. DF & R Restaurants Mark Nelson Mike Ellis Real Estate Vice - President of Real Estate 1050 Walnut Street, Suite 402 2350 Airport Freeway, Suite 505 Boulder, CO 80302 Bedford, TX 76022 (303)417 -4000 (903)571 -6682 Champp's CompUSA i Dean Vlahos Jerry Luther Walt Henrion VP of Real Estate 153 E. Lake Street 14951 N. Dallas Parkway Wayzata, MN 55391 Dallas, TX 75240 (6I2 )449 -4841 (214)383 -4000 Black Angus Restaurants Houlihan's Restaurant Group Jan L. Martin Dan Rooney Director of Real Estate VP of Real Estate 4410 El Camino Real, Suite 201 Two Brush Creek Blvd., PO 16000 Los Altos, CA 94022 Kansas City, MO (415)949 -6400 (816)756 -2200 Kmart Corporation Border Books Fred Synk Mary Quarles Real Estate Representative Real Estate Manager 3100 W. Big Beaver Road 3232 Lake Avenue Troy, MI 48084 Wilmette, IL 60691 (810)643 -5898 (708)256 -7098 Hollywood Video Schostak Brothers & Company Mark Perkins Eileen Melman Director of Real Estate Leasing Representative 25600 SW Parkway Center Drive 25800 Northwestern Highway Wilsonville, OR 97070 Southfield, MI 48075 (503)677 -1600 (248)357 -6191 page 6B PROJECT OVERVIEW GENERAL DEVELOPMENT This plan is a preliminary concept plan that we believe meets the goals of the City of Brooklyn Center. We are proposing a high quality development, which will compliment the public infrastructure improvements and provide commercial services for the adjoining neighborhoods. The property is currently zoned C -2 (Commercial) and R -1 (Single family residential). We will proceed under the City's Planned Unit Development (PUD) process. The final details of the plan are flexible to allow for critical input from the City of Brooklyn Center. CONCEPT We are proposing a development of approximately 33,300 SF as shown in the building tabulation below. The intent of the development is to utilize the site to as great an extent as possible without "overdeveloping" it. Our primary objective has been to optimize retail use on this site with the least amount of impact to the adjoining residential neighborhood. This has been accomplished by pulling the 21,000 square foot retail building back into the development. In doing this we can create a substantial green area for additional buffer as well as privacy fencing along the property line shared by the existing residences. Additional care has been taken in the concept phase to 46 provide for trash enclosures in the 21,000 square foot retail building to be contained within the 9 building to ensure a clean corridor is maintained at all times. We feel that this proposal provides the City of Brooklyn Center the value that it needs for the site and at the some time provides more than adequate parking, open space and buffering areas. The vehicular circulation within the site will not interfere with pedestrian access and the use of the buildings. The level of design of the large building will be carried through to the design of the three other buildings. The same palate of materials and colors will be incorporated in all of the buildings. Samples of materials and their colors will be presented with the PUD documents. w i page 7 Westbrook development �l CIRCULATION / ACCESS The site drawing shows the projected improvements to be done on Brooklyn Blvd, 70th Avenue, and 69th Avenue. The access from Brooklyn Boulevard needs to be approved by Hennepin County. This access will be a right in and right out only This access will have a turn lane for both the entrance and exit as will be approved by the county. Access from 70th Avenue on the north is important and will be made easy by the improved intersect of Brooklyn Boulevard and 70th Avenue. A right in and right out access will be provided at the SE corner of the site as suggested by City Staff. Pedestrian access will be achieved by use of the sidewalk system in the neighborhood and adding S appropriate sidewalk access to the buildings from the perimeter of the site. The final calculation of ADT estimates will be submitted with the PUD documents. BUILDING AREAS The following tabulation is the proposed development: i General Retail 21,000 SF Food Store 2,800 SF Food Store 5,600 SF • Convenience Store 3,900 SF TOTAL 33,300 SF BUILDING MATERIALS / ARCHITECTURAL DETAIL Uniform use of selected building materials will be controlled through the use of an architectural covenant. Although the anticipated retail mix strive to preserve their individual identities each will be required to use the specified materials and adhere to construction detailing consistent with the development. page 8 Westbrook development s TYPICAL BUILDING ELEVATION • Brick Accent — Banding • Rock Face Block A • Burnished Block • Colored E.F.I.S. • Multi- staged Cornices • Standing Seam Accent Forms • PARKING . The building users distribute the parking throughout the site to allow for flexible use. if the 5.5 / 1000 ratio were applied for the total development (for space over 2000 SF and 11 spaces) the requirement would be (11 spaces + 31.3 x 5.5) 162 spaces. We are providing a total of 227 spaces on the site plus a stacking capability for the two food stores and the car wash on the convenience store. As the final tenants are determined final parking calculation will be provided to meet the City requirements. All parking set back dimensions meet the requirements of the City of Brooklyn Center. a LANDSCAPING / SCREENING The concept plan shows a level of landscaping that more than meets the city's standards. Details 0 of the plantings will be presented with the PUD documents. 0 0 The area along the east side of the site will have the solid wood fence with a maintenance easement as requested by the city. In addition to the fence we are showing extensive berms and e landscaping to protect the residential neighborhood further to the east. 0 page 9 Westbrook a development I ! • 'i SITE LIGHTING Lighting will be provided utilizing metal halide fixtures. Parking areas will be pole mounted to ensure pedestrian safety. Service areas will use wall mounted down cast fixtures. UTILITIES We will be using the utilities in the streets in front of the site. Engineered (preliminary) will be part of our submittal for final project approval. The original R.O.W. for June Avenue North is respected • so that we can respect the utilities already in place. While the sewer and water will need to be replaced, the natural gas facility will be respected. i GATEWAY SIGN We have shown a feature sign at the intersection of Brooklyn Blvd. and 69th Avenue. This will be designed with input from the City. We will incorporate other standards provided by the city for landscape design, signage, and lighting. r e s page 10 Westbrook development i I� PRELIMINARY TENANT LIST I • • • • 0 • • • Convenience Store/ Gas Station • • • • • Restaurant • i • 0 • Fast Food Restaurant • M • a • Sandwich Restaurant • • • • Mortgage Co. Corporate Office • • • • • Dry Cleaner • • i • 0 • • page 11 Westbrook development 009000000000000000000*•l* *000.0900 • ••••Z ` VENUE ` — ' ---- -, 70 TH NORTH A _ \ \ FOOD North SF \NVEN E`STO r / K� � ZOt RAT' ✓ ✓✓ .ACES p " k RETAIL 21,000 SF t t o Z F00 `a 'j ' 5600S n W O O A Z c T FEAT - - - ♦ r cu Q W o 69 TH AVENUE NORTH a tr 3 ♦ ` 'CONCtN i HL.AN N Z ♦ Z - ; 7r / b Westbrook development P E R S P E C T I V E Q 69TH AVENUE REDEVELOPMENT PROJECT co BROOKLYN CENTER, MN w • Front • * li SIGNAGE� t F, TT • a Front • End End ,_ - _ * SIC' N �G£� 'sue F � � "1.. 1 � .�• - Westbrook development E L E V A T 1 O N S 69TH AVENUE REDEVELOPMENT PROJECT BROOKLYN CENTER, MN page 14 i r� Westbrook development General Contractors, Construction Managers, Design/Build a January 25, 2001 Mr. Brad Hoffman Community Development Director City of Brooklyn Center 6301 Shingle Creek Parkway Brooklyn Center, MN 55,430 RE: 69th Avenue Redevelopment Project - Brooklyn Boulevard and 69th Ave., Brooklyn Center, Minnesota Dear Mr. Hoffman, This letter shall serve as our letter of intent to enter into a purchase agreement with the City of Brooklyn Center Economic Development Authority, to acquire the northeast corner of 69th Ave. north and Brooklyn Boulevard. The site as described is approximately 5.2 acres. Westbrook will purchase this parcel of land for the amount of $600,000.00. S The amount proposed will be paid within 90 days upon acceptance of our proposal. . Westbrook Development has projected development cost to be in a range of $7,125,000.00 to $7,552,500.00. Financing of said costs will be the sole responsibility of Westbrook Development, Inc. Payment of the anticipated development costs will be accomplished through a combination of pad site sales, long term lease commitments, and secured mortgage financing through Cherokee State Bank. Sincerely, Jon ?.N lsen President i 1564 West University Ave., St. Paul, MN 551043908 page 15 651646-1967 FAX 651646-6445 E -mail: westbrook @westbrookdev.com X City of Brooklyn Center e - .. - � VP IV Y y , Al . _ s 69th Avenue Redevelopment For: u§ a The City of Brooklyn Center F Developer: Christenson Corporation 12 South Sixth Street, Suite 715 Minneapolis, MN 55412 612,338.7173 Contact: Ronald A. Christenson January 15, 2001 Table of Contents I e page CoverLetter ............................... ..............................2 ' Executive Summary ......................... ..............................3 LocationMap .............................. ..............................6 ' Narrative .................................. ..............................7 ' Concept Design Drawings & Photos ........... .............................10 Team ( Resumes) ............................ .............................15 ' Budget/Finance ............................. .............................20 Milestone Dates ............................ .............................22 ' Schedule .................................. .............................23 Summary................................. .............................24 i Cover Letter 2 i CCM Christenson January 5, 2001 i Mr. Brad Hoffman Community Development Director City of Brooklyn Center i 6301 Shingle Creek Parkway Brooklyn Center MN 55430 Re: 69th Avenue Redevelopment Project Brooklyn Boulevard and 69th Avenue Brooklyn Center, Minnesota ' Dear Sir: Thank you for allowing us the opportunity to submit a proposal for developing a new shopping center at 69th and Brooklyn Boulevard in Brooklyn Center. i Our proposal is to construct 43,000 S.F. of retail buildings, on four pad sites, with commu- nity services listed in the attached pages. We now have letters -of- interest from several tenants to provide these services. ' Our mission is to provide services currently needed in the community, set a high - quality standard for future development in the area and create new jobs.The project will create ' about 200 new construction jobs and 200 new permanent jobs. The following pages describe our design, team, financing, tenant mix, and schedule for the project. i As shown in the attached drawings and described in the attached documents, we will provide high - quality materials including, large windows, awnings, sloping metal roofs, and a brick, rock face block and EIFS building envelope. Our hope is to set new high standards i for future development in the area. We are excited about this opportunity to serve the community. If you desire additional ' information or clarification on any item in this proposal, please call at 612- 338 -7173 or 612- 867 d V . m Ronald r Executive Summery 3 1. PROPOSAL Our proposal is to develop and construct a 43,000 S.F. shopping center on a 5.6 acre ' site at the intersection of 69th Avenue and Brooklyn Boulevard. 2. TEAM ' Members of ourTeam have extensive experience in large retail and multi -use projects. A Developers ' The project will be developed through a joint venture of Christenson Corporation and Thorpe Real Estate Services ' Ron Christenson, CEO of Christenson Corporation, will manage this project. Christenson was a Project Manager on the $150 million dollar City Center Project in downtown Minneapolis. The project included a 52 -story office tower, a 300,000 S.F. department store, 600,000 S.F. of small retail shops and restaurants ' and a 600 -unit hotel. Christenson also structured the development of a $65 million dollar multiuse project in Minnetonka, Minnesota consisting of 250 town house units, 250,000 S.F. of retail space, 120 units of apartments, 130 units of ' senior housing and a 36,000 S.F. church. Before selling his company, Sam Thorpe was owner of one of the largest real estate companies in Minnesota. He currently owns the 260,000 S.F. Plymouth ' Building in downtown Minneapolis and several office buildings in the metro Minneapolis area. Christenson and Thorpe are currently underway with $55 million dollar projects ' on West 7th Street in St. Paul and Meridian Road in Kalispell, Montana. Christenson and Thorpe were invited by the city of St. Paul to develop a commercial project welcoming visitors to St. Paul. The project, currently in design, is a 450,000 S.F. development which includes retail, hotel, restaurants, office, parking ramp and multifamily housing. The project is the west side gateway to St. Paul. The project in Kalispell is a 650,000 S.F. retail development ' including Target, Home Depot,The Bon and Safeway Foods. B. Architect The 50- person multidiscipline design firm of BKV Group provides 80 million ' dollars in construction design each year Recent projects include Vadnais Square Shopping Center, Medford Outlet Center and North Court Commons. Gary Vogel, principal and designer for this project, has 33 years experience in designing retail facilities. C. Construction Manager Christenson Corporation (CC) will be the Construction Manager for the Project. ' CC has been in the construction management business for 18 years. CC's Construction experience in retail construction includes: ' North Court Commons Shopping Center, Blaine Forest Lake Shopping Center Pine City Shopping Center St. Francis City Centre (underway) ' Thirty (30) Pamida Stores throughout the country Executive Summer (continued) ) 4 1 CC projects in the north metro suburbs include: 1 Zane Business Center (92,000 S.F. office /warehouse), Brooklyn Park Technical Resin Packaging (32,000 S.F. packaging plant), Brooklyn Park Brooklyn Center High School ($9,000,000 Fine Arts addition and school remodel), Brooklyn Center 1 Days Inn (remodel), Brooklyn Center D. Mortgage Banker L. J. Melody Co. will provide mortgage financing for the project. L.J. Melody & 1 Company is a wholly owned subsidiary of C. B. Richard Ellis, a full service real estate service company employing over 12,000 people on an international scope. In its function as a nationwide mortgage banker, L. J. Melody has 33 offices and 1 originated over $7.1 billion of financing in 2000. The Minneapolis office is new to the Melody family. Operating as Eberhardt Company in the Twin Cities for over 60 years, the company was purchased in September of 1999 and has operated 1 as part of the Melody production team since that date. E Legal Leonard, O'Brien, Willford, Spencer and Gale will be our legal council for the 1 project. Leonard, O'Brien, Willford, Spencer and Gale commercial real estate section has existed since the firm was founded in 1968, and in fad, a large part of the firm's excellent reputation and identity is associated with their real estate ' legal work. The eight attorneys practicing in the area of real estate law have from three to thirty years of experience covering virtually every facet of real estate. 1 F. Property Manager Thorpe Real Estate (TRE) Services. THE currently manages the 260,000 S.F. Plymouth Building in downtown Minneapolis and the 92,000 S.F. Zane Business 1 Center in Brooklyn Center, Minnesota. 3. TENANT MIX The scope of the project is described in "Project Narrative" section of this proposal. 1 After reviewing the project with approximately 70 tenants, we have developed a tenant mix that we believe will provide the services needed in the neighborhood. Generically, these tenants include: 1 - Drug Store - Dry Cleaner - Convenient Store /Gas Station 1 - Sandwich Shop - Mortgage Company - Day Care 1 - Barber Shop - Fabric Store - Packaging Company - Coffee Shop 1 - Municipal Liquor - Sit -down Restaurant i 1 1 Executive Summary (continued) 5 ' 4. LAND TRANSACTION We will purchase the 5.6 acres of land in the northeast quadrant of 69th Avenue and ' Brooklyn Boulevard for an amount of $680,000. This amount will be paid within 120 days of acceptance of our proposal. 5. BUDGET /FINANCE Mortgage financing will be provided by the L.J. Melody Company and Construction inancing by the BNC Bank. Copies of commitment letters from these banks are attached for your review. If our proposal is accepted and a purchase agreement ' completed, the bank and mortgage company will proceed immediately to complete their due diligence in finalizing their respective loans. ' The total project cost will be approximately $8,150,000 dollars. Mortgage financing for the project will amount to $3,200,000 dollars. The remaining $4,950,000 dollars will provided by developers of the four (4) pad sites. ' 6. SCHEDULE The attached schedule shows our timetable to complete the project. Milestone dates from this schedule are as follows: ' Government approvals complete .. ..........................April 2, 2001 Real estate acquisition ........... ..........................April 2, 2001 Financing ................................................ April 2,2001 ' Working drawings complete ..... ............................May 1, 2001 Construction start .. ...June 1, 200 I Building construction complete . .......................November l5, 2001 ' Grand opening ...................................... December 3,2001 7. SUMMARY We believe that our project will provide new services, amenities, real estate taxes, jobs, and cash from land sales to Brooklyn Center. We also believe that the strength of our project team and our commitment to our mission will provide Brooklyn Center with a project they can be proud of. Site Location Map 6 , Raer0atian .. a eM!'3txee.ar 2 000 B#O . } $t lli. tlaM 30 B 3T1 ' ., WfAfo Ake. / ; ar QQ �$ , . Qty else AYS. W. pry} .. . 12xattt:tyr. WR. d. �Project Area ' 130 152 130 wo 68 52 sv" Y A Vol 67 -, C� FF owt � Ars, tk 9i91ev Aka tl6 � & K . - d,y - a - ., - ,--'�' j 'r• T0\m alie AYrw ^4 ! x` 4 t52 70 t �V kk a t k i d .IGO c ern #oz � ` , { . f .. � xa � ,�� q Valley o , 66 . , afty i ._ . ddr ney K Ava. .� _..- yxl L,Nc s +and -Ava. .+ as ( k Ara;, I Narrative 7 BROOKLYN CENTER RETAIL REDEVELOPMENT PROJECT NARRATIVE ' January 15, 2001 INTRODUCTION ' The developer, Christenson Corporation, is proposing to construct a new mixed use commercial / retail development on the existing site located at the northeast corner of Brooklyn Boulevard and 69th Street North in Brooklyn Center. The center has the potential of 43,000 square feet of development with the four separate buildings shown. At this time, four major uses proposed are a 3,000 s.f. Convenience Store with a fuel island and car wash, a 4,000 s.f. quick service restaurant, a 30,000 multi- tenant retail and a 6,000 s.f. freestanding building for office, retail or restaurant. t SITE The site is bordered by Brooklyn Boulevard on the west, 69th Street North on the south, 70th Street North on the north, and residential property on the east. The total site area is approximately 5.6 acres as shown however we are somewhat uncertain of the final Right of Way locations for the proposed modifications of three streets around the site. The actual site area may increase or decrease slightly depending on the final layout of the property /row lines. GENERAL SITE LAYOUT The concept used in the layout of the retail development is the same as with nearly all retail projects. The major buildings are oriented toward the major streets and or intersections, in this case, Brooklyn Boulevard. These buildings are positioned such that the major parking can be conveniently located near the entrances of each of the proposed ' structures. The three smaller perimeter buildings all face inward toward the center of the site at the central parking areas. These buildings are generally developed as finished four sided buildings since their backs or sides will face one of the surrounding roads. SETBACKS Normal City setbacks for this type of development are 35' from the surrounding streets to a building and 15' to parking and drive areas. There is also a 35' green area setback from the residential properties to the east. This project is proposed to be rezoned as a PUD. Our current site plan recognizes the above setbacks in most cases. However, as part of the PUD, we would like to request relief from these setbacks in the following areas: ' I . The 35' green area setback to the residential property on the east side would be interrupted in the middle of the north south strip with enclosed refuse containers and employee parking which would reduce the 35' to 17' at the refuse and parking. The north and south ends near 69th and 70th Avenues would still be the full 35' set back There would also be an 8 -foot high fence along the east property line. ' 2. The southwest building (6,000 s.f.) would have a 15' setback to the new ROW along Brooklyn Boulevard. This is in response to the design guidelines allowing new development to be close to the active streets. Whether this building is office, retail or restaurant, all sides would be finished with the finish materials used on the rest of the project including brick, rock face block, glass, metal, and EIFS. Narrative (continued) 8 3. At the southwest tip of the fuel island canopy, we would request a modest encroachment of the 15' drive setback to allow better maneuvering around the occupied fuel islands. In return for these setback adjustments, the developer proposes to work with the City to develop enhanced corner and site entrance treatments in terms of pedestrian friendly components. This would include such items as walks, benches, planting areas, bus stop sig- nage, etc. along with an appropriate landscaping package for the entire site. ACCESS Access to the site is provided by four drive connections: one right -in / right -out from Brooklyn Boulevard on the west, two full turn entries off of 70th Avenue on the north, one right -in / right -out off of 69th Avenue on the south. PARING Please refer to the site plan for the actual parking layout. All parking areas will be paved with bituminous, striped and edged with concrete curb and gutter. On this preliminary site plan we have shown 237 parking spaces for the entire site which is based on 5.5 cars per 1,000 square feet of 43,000 s.f. of mixed -use development per City requirements. The overall parking count may be modified up or down depending on the final use and size of the development. ARCHITECTURE AND MATERIALS The aerial rendering included in this submittal suggests an architectural style for each of the four proposed buildings. The Convenience Store building proposed has a distinct architectural style which includes arched windows, sloping metal roof, brick and rock face block (a photo of a recently com- pleted facility is attached). This material selection would continue to be used in the rest of this development. The fast food component would use brick and rock face block accents on all sides of their building along with darker earth tone roof shingles on a sloping roof. Depending on the final user, elements of their corporate signature would be incorporated in the final exteri- or design. The large retail center and the smaller southwest building would both use a selection of architectural treatments and details, cornices, signage areas, metal and EIFS accents, backlit tower caps (on the large center) all contributing to a cohesive design for the entire devel- opment. All materials used would be the same for all buildings. This includes the darker, earth tone brick, lighter rock face block accents, bases and banding, copper colored metal roof and accents (likely a full copper metal roof on the C- Store), dark roof shingles where used, same colored EIFS where used on all buildings. ' The purpose of using the matching materials and design components is to create a true upscale planned unit development for this redevelopment site. psc p p p SITE AMENITIES The developer proposes to heavily landscape the parking lots and the green areas sur- rounding the fronts and backs of all buildings. Each pad site development will be responsi- ble for its own landscaping but will need to be designed consistent with the master site landscape plan. A landscaped buffer, using evergreen and leafing trees along with an 8' screen fence will be provided along the east edge to screen the development from the adjacent residential neighborhoods. Narrative (continued) 9 The Developer proposes to work closely with the City on the development of the enhanced corner treatments at both the 69th and 70th Avenue intersections plus the main entrance to the site off of Brooklyn Boulevard. The intent would be to create pedestrian and vehicular friendly elements for aesthetic value, places of rest, directional support, development and user identification, transit stops, etc. SITE LIGHTING Site lighting will be provided in the main parking lot using standard poles with metal halide or high - pressure sodium downcast multi -head light fixtures generating a minimum light level of .5 foot - candles for safety purposes. Security lighting at the rear or east side of the retail building will be down cast metal halide or high pressure sodium light fixtures mount- ed to the rear, service side of the center directing lighting down to the service drive area and away from the residential areas further east. TOPOGRAPHY AND UTILITIES While detailed topography has not been developed at this time, it is apparent that most of the site is relatively flat in relation to the three surrounding streets and the residential neighbors to the east. However the site at the northwest corner does drop down from Brooklyn Boulevard and 70th Street does rise up as it meets Brooklyn Boulevard. To incorporate this change in grade we have shown a landscape block retaining wall around the west and partial north sides of the Convenience Store to accommodate this grade change. This would in affect recess the floor elevation of the C -Store below the natural grade of the north end of Brooklyn Boulevard. Final grading design will occur as the proj- ects design develops. All public and private utilities are available at numerous locations for connection to each of the buildings proposed. The utilities running north -south in the abandoned June Avenue may have to be abandoned and reconstructed or may be able to be left as is. Final resolution of the abandonment and connection of new utilities will occur as the proj- ect develops. We have intentionally separated the buildings to preserve continued access to or new utilities in the abandoned June Avenue North. BKV 70TH STREET NORTH G R O U P ' oO u[TAAWG W.LL r- AAAF�OMD'KN AK NO[M Q ARCHITECTURE � INTERIOR ESI G N — r- — ENGINEERING Boarman Kroos - 1 Vogel \ A _C -Sron X X3000 SF -- t Group McDONALDS � B 40005E Inc , -- T I 222 North Second Street -n „ii ; — Minneapolis, MN 55401 FI }� ® Telephone: 612.339.3752 » Facsimile: 612.339.6212 www.bkvgroup.com \ \, 4 f. >; I - I� _ _ _ .. CONSULTANTS BLAND I � — \CANOPY -• E I, UNDERGROUND , ' ' - �� \, FUEL - �- - --. -� - - -. - TANKS EXISTING n RESIDENTIAL �O \ ( r _ - _ -- `� PROJECT TITLE ' 0 �. M f BROOKLYN CENTER R ETAIL 4 � , _ q ' 1 � 30.000 u r � Im RETAIL REDEVELOPMENT 1 Chrielereon Corporslior. F 4 \ I �I = ® ® Pryrr,otg, Bula re. sure 715 12 South 6th Street Q � ` - ••. r - - - I_ ` . I T Muneapols, MN 55402 (612)867- I II Tyf�I I 9 � 1 � , — ------ - - - - -- CAD '!1_U I SHEETTITLE � 59 R p SITE DEVELOPMENT w� – -- u PLAN i -- \ - \\ ' l"J U I I BUILDING & SITE DATA BLDG TYPE SQ. FT. PARKING – cERnPlcAnoN `\ - - - - - - 1 he.ebY urGry tlut thY plea geclDUtbn A CONVENIENCE 3000 19 w.wnrcw mr �u t m..�t evrwn .na m.t 1 ee, a w STORE /FUEL /CAR WASH _ rt>a I.w• W Me State W MFmAOu I I - 45 \ B McDONALD'S 4000 PLUS QUEUE _- I � ----- �-EXLSTWG GAS ' C RETAIL /OFFICE 6000 59 \\ L_ CAMPANY VALVE E OX D RETAIL 30,000 114 uceDee Number — NOTE. _ CO NNECT TO FENCE AT EAST -WEST FENCE AT SOUTH END. I REVISIONS No. DATE ' TOTAL SQ. FT. TOTAL PARKING 000 p0 a 1 O 15' So' 60' .V' -�. 43.000 237 O CONCEPT CORNER TREATMENT- ' I I` FMAL DESIGN TO BE DETERMINED 69TH ST NORTH 1�1�1 PARKING REQUIRED NORTH 43,000 SF ® 5.5/1000 = 237 - 0 DATE: 1X5X1 DATE 1 C� DRAWN BY aoT CHECKM BY GY ' O SITE DEVELOPMENT PLAN COMMISSION NO. 14 5.10 I SCALE 0=30' 1415- 10- A- SP2.dwa SHEET NUMBER Al - , Y ,A1y 1 f � r jr IJP I4 0 I L Ar fn Arr w `iir �t \" i • j � 1 I- li I 1 ' 11 9 j 1 1 N • �; 1 U i. ,.. 1 4L ,. ti "' r ' ' � G •. � N N L LL. r 0 0 0 I v art' � - 4 ',a 1 1 M U bA C m N N N 3 0 7 0 'PP o1 r zly�4!/ ��` - -- 1 14 1 1 M1 Z� 1 � § Mob - 0000 1 1 1 3 i 1 1 1 Southwest Building Main Entry ' Firm Resume and Background 15 CHRISTENSON CORPORATION Ronald A. Christenson Mr. Christenson is the president and Chief Executive Officer of Christenson Corporation (CC). Christenson Corporation is a real estate development and construction manage- ' ment firm which manages the development of institutional, commercial, retail, industrial, and residential projects throughout the United States. Christenson Corporation has been in business for eighteen (18) years. ' CC's mission is to provide professional Real Estate Development and Construction Management Services which will produce quality, efficient projects that are under budget, on schedule and exceed Owner's expectations. Christenson has developed over 1.5 million square feet of retail and 300 residential units over the last three (3) years. Christenson also programmed and structured a sixty -five ' million dollar mixed -use development in Minnetonka, MN. The development, which is now complete, includes 250 townhouse units, 250,000 square feet of retail, a 120 unit apartment building, 130 units of senior housing and a 36,000 square foot church. CC is currently underway with a mixed -use project in St. Paul, MN and proposing another in Kalispell, MT. These projects include office, retail, hotels, restaurants and a convention center. The budgets for these projects are about $55 million each. ' Christenson currently owns over 300,000 square feet of retail buildings, 100,000 square feet of office /warehouse and several apartment buildings which CC developed, in three states. For three (3) years prior to forming CC, Mr. Christenson was a Project Manager for a large ($1 billion /year) General Contracting and Construction Management firm with a regional office in the Twin City Metro Area. As a project manager, he had responsibility for the retail and parking facilities construction of a major $150 million dollar downtown commercial /retail /hotel projects. ' Prior to the foregoing position, Mr. Christenson was a Project Manager for a large depart- ment store chain and shopping center developers; Target Stores and Dayton- Hudson properties. Projects including regional shopping centers, were located throughout the ' country, including Detroit, Las Vegas and St. Paul. Mr. Christenson also served six (6) years as a Structural and Civil Engineer for various consulting firms, and two (2) years overseas as a Construction Engineer with a major international General Contractor. Mr. Christenson is in nesota and a a 967 Civil Engineer Graduate of the University of M g Y Registered Professional Engineer in the State of Minnesota. He is on the Board of Directors for the Minnesota Hearing Aide Association and has served as an officer with the Minnesota Construction Management Association. He has also served on the Boards of Directors for the Minnesota Multi Housing Association. I ' Firm Resume and Background 16 THORPE REAL ESTATE SERVICES Sam Thorpe Mr. Sam Thorpe is currently President of Thorpe Real Estate Services, a Minneapolis Company established January 1, 1997, as a commercial /industrial sales /property manage- , ment and development company. From 1994 to 1996 he was Executive Vice President of The Ackerberg Group, Minneapolis, a commercial real estate business that purchased Thorpe Bros., Inc. in 1994. From 1961 to 1994, Sam worked at Thorpe Bros., Inc., Minneapolis, a full service real estate company established in 1885. He worked in the Mortgage, Residential, and Commercial divisions of the company. Under his leadership, the sales force grew from 35 to approximately 450 associates and the number of offices grew from 3 to 13. He was elected Vice President of Thorpe Bros., Inc. in 1966 and President and CEO in 1976. For several years Sam has served as a Hennepin County commission in condemnation hearings for the Hennepin County District Court. SPECIAL RECOGNITION ' Minnesota Realtor of the Year, 1 981 PROFESSIONAL ASSOCIATIONS /AFFILIATIONS Minnesota Board of Realtors, Post Director Minneapolis Board of Realtors, Posy President /Director Rotary Club of Minneapolis, Post Officer/Director Viking Council, Minneapolis, MN, Boy Scouts ofAmerica, Executive Board The Church of St. Stephen the Martyr, Edina Surdno Foundation, New York, NY, Director and Post President Charitable family foundation, established 1917, current assets $650 million James R. Thorpe Foundation, Minneapolis MN, Treasurer Charitable family foundation, established 1977 Minikohdo Country Club, Minneapolis MN EDUCATION University of Minnesota Low School, 1956 - 1957 ' Trinity College, Hartford CT, Bachelor ofArts, 1956 I ' Firm Resume and Background 17 BKV Group, Architects ' BKV Group is a full- service, architectural, interior design and engineering firm that provides complete solutions from initial concept to final construction. BKV Group's professional staff of over 50 architects, interior designers, engineers, graphic artists, marketing profes- sionals, and specialized support personnel, provide total in -house project services. Since its inception in 1978, the mission of BKV Group has been to become a nationally recognized architectural, interior design, and engineering innovator and leader. Through ' the dedicated efforts of its collective professional staff, and leadership of the firm principals -- Jack Boarman, David Kroos, and Gary Vogel -- BKV Group offers clients dedicated years of experience and a wealth of talent. ' BKV Group is a design oriented group of professionals that base our problem solving on a clear statement of functional needs and aesthetic goals. While our values and experience ' are important factors in shaping a design, it is the client's needs that define the basis of the problem, and client's aspirations for the project that provide the measuring stick for evalu- ation. We believe good design is the result of the client and architect's attitudes rather than the size of the budget. 1 We care about the human and social implications of our designs. The result of our design and engineering efforts are spaces and places where people live and work. As design pro- , fessionals, we have a responsibility to our clients to design buildings that satisfy the needs of the program, schedule, and budget But, we also have a responsibility to the users to make their experiences with our buildings meaningful and supportive. ' RETAIL PROJECT EXPERIENCE ' REMODELINGS AND ADDITIONS Mikara Burnhaven Mall, Burnsville, MN (60,000 s.f.) T.R. Christian Columbia Mall, Grand Forks, ND (60,000 s.f.) Nike ' Har Mar Mall, Roseville, MN (150,000 s.f.) United Store Holly Center, Fridley, MN (60,000 s.f) North Face Lake Shoppes, Forest Lake, MN (50,000 s.f.) Video Update Oak Park Plaza, Blaine, MN (130,000 s.f) Paper Warehouse ' Rainbow Center, Inver Grove Heights, MN (30,000 s.f.) Riverplace, Minneapolis, MN (10,000 s.f.) NEW PROJECTS Southdale Concourse, Edina, MN (60,000 s.f.) Champlin Crossing, Champlin, MN (13,000 s.f.) Target Center, Edina, MN (40,000 s.f.) Columbia Heights Mall, Columbia Heights, MN (100,000 s.f.) Lyndale Garden Center, Richfield, MN (60,000 s.f.) SPECIALTY SHOPS Medford Outlet Center, Medford, MN (230,000 s.f) Ames One Hour Photo Midway Ford, Roseville, MN (40,000 s.f.) Pier One Imports Northcourt Commons, Blaine, MN (130,000 s.f.) Andrew Alexander Ridgehaven Mall, Minnetonka, MN (65,000 s.f.) PROEX One Hour Photo (Multiple Stores) Room & Board, Roseville, MN (40,000 s.f.) Blockbuster Video Rosemount Market Square, Rosemount, MN5 (1,000 s.f.) Rocco Altobelli Salons Roseville Crossings, Roseville, MN (36,000 s.f.) Dunn Brothers Coffee Vadnais Square,Vadnais Heights, MN (145,000 s.f.) Starbucks Coffee (Multiple Stores) Walgreens (Multiple Stores) (13,000 s.f) Liz Claiborne Winnetka Commons, New Hope, MN (40,000 s.f.) The Cutlery e Firm Resume and Background 18 ' L. I MELODY & COMPANY L.J. Melody & Company is well - positioned to fulfill all of your commercial real estate capital needs. As one of the largest real estate investment banking firms in the country, L.J. Meldoy & Company operates offices in 28 metropolitan markets nationwide and maintains a servicing portfolio of over $13 billion. The firm represents the real estate investment - banking arm of CB Richard Ellis which acquired L.J. Melody & Company in July 1996. CB Richard Ellis is the largest real estate services company in the world employing 10,000 people in over 230 offices around the globe. L.J. Melody & Company prides itself on being one of the most productive and highly respected originator of commercial mortgages in the U.S. Our expanded roster of lenders has positioned Melody to meet your needs by offering a wide variety of debt and ' equity financing options for commercial properties in every geographic region. L.J. melody headquarters are located in Houston,Texas and the company maintains its broad reach across the U.S. with offices located from coast to coast employing approximately 300 ' professionals nationwide. Numerous avenues of information and services are available to Melody clients through CB Richard Ellis's worldwide market presence in investment sales, appraisal, property management, research and pension fund advisory services. L.J. Melody & Company is your compete source for debt and equity financing, investment advisory services and asset management. t COMPANY FACTS One of the country's largest originator of commercial real estate loons ' $13+ billion servicing and asset management portfolio Average loan size of $8 million; transactions range from $1 million to $200+ million Rated by Standard & Poor's as a Commercial Loan Servicer Over 300 employees in offices located in 28 major U.S. markets ' Ranks as one of the top originator of conduit loons for major banks and Wall Street 1 e ' Firm Resume and Background 19 LEONARD, O'BRIEN, WILFORD, SPENCER & GALE Timothy M. Walsh ' Leonard, O'Brien, Wilford, Spencer & Gale is one of the leading law firms in the State of Minnesota, providing quality legal services to business and individual clients located across the nation. Founded in 1968, their firm has seen a steady growth in its areas of practice, ' including: Commercial Real Estate Services; Business and Corporate Law; Creditors' Remedies, Reorganization and Bankruptcy Services; Estate Planning and Probate Services; Financial Institutions Law; Government Relations; Mortgage Banking and Real Estate ' Services; Environmental Law; and Litigation. 1 Budget and Financing 20 g g ' BUDGET Building'D' - Retail (30,000 s.f.) $4,250,000 Quick Service Restaurant 1,200,000 Convenience Store 1,500,000 Building'C' - (6,000 s.f.) 1.200.000 ' Total $8,150,000 ' FINANCING Equity Building'D' - Retail (30,000 s.f.) $1,050,000 Quick Service Restaurant 1,200,000 Convenience Store 1,500,000 Building'C' - (6,000 s.f.) 1,200,000 Mortgage (L. J. Melody) 3.200.000 Total $8,150,000 + L. J. MELODY & COMPANY 81 SOUTH 9TH STREET, SUITE 400 ' MINNEAPOLIS, MINNESOTA 55402 -3227 TELEPHONE (612) 336 -4200 FAX (612) 339 -4352 ' December 5, 2001 Mr. Ronald A. Christenson ' Christenson Building Corporation 750 Plymouth Building 12 South 6` Street ' Minneapolis, MN 55402 Re: Brooklyn Center Redevelopment Project 69` Avenue North & Brooklyn Boulevard Brooklyn Center, Minnesota Dear Mr. Christenson: ' We have been made aware of your proposed involvement in the Brooklyn Center Redevelopment Project. It is our understanding the project involves approximately 5.2 acres of land and will encompass three (3) pad sites for future sale and the development of 32,200 square feet of multi -tenant retail space. L. J. Melody & Company have had experience with both you and Samuel Thorpe as borrowers in past ' commercial real estate ventures with excellent results. Based on this relationship and our knowledge of the real estate finance market, it is our opinion that the proposed retail development, with sufficient pre - leasing from creditworthy tenants, will be of interest to the long -term lenders we represent. We would ask for exclusive representation of your financing interests in the project and are confident we can perform to your satisfaction. L. J. Melody & Company is a wholly owned subsidiary of C. B. Richard Ellis, a full service real estate service company employing over 12,000 people on an international scope. In its function as a nationwide ' mortgage banker, L. J. Melody h 33 offices y as o ces and originated over $7.1 billion of financin g in 2000. The Minneapolis office is new to the Melody family. Operating as Eberhardt Company in the Twin Cities for over 60 years, the company was purchased in September of 1999 and has operated as part of the Melody production team since that date. ' Please feel free to contact either of us with any questions or comments. Thank you for considering L. J. Melody & Company. We look forward to being of service. ' With personal regards, L. J. MELODY & COMPANY 8 7-x ' John W. Davis A. W. (Bill) Davis, Jr. Senior Vice President Vice President A CB Richard Ellis Company Milestone Dates 22 Government Approvals Complete ........ ..........................April 2, 2001 ' Real Estate Acquisition :::: : :: : :: : : : : ::::: : ::::::::::::: : : : : ...April 2, 2001 ::: Financing ...April 2, 2001 ' Working Drawing Complete ..:... : ........................ .......May 1, 2001 Construction Start .......... ...June 1, 2001 Building Construction Complete ...... .......................November 15, 2001 Grand Opening ...December 3, 2001 PROJECT SCHEDULE CCM 69th Avenue Redevelopment Chiristenson Brooklyn Center, MINNESOTA (1 -4 -01) 1st Quarter 1 2nd Quarter 3rd Quarter 4th Quarter ID Task Name Start Finish Dec Jan___ Feb__ Mar Apr May Jun I Jul Aug Sep Oct Nov Dec 1 Concept Design Wed 12120/00 Mon 1/15/01 2 Government Approvals Mon 1115/01 Mon 4/2/01 3 Real Estate Appraisal Tue 1123/01 Thu 3/1/01 4 Real Estate Acquisition Tue 1/23/01 Mon 4/2/01 5 Finance Tue 1123/01 Mon 4/2/01 6 Design Development Thu 2/15/01 Thu 3/15/01 7 Working Drawings Thu 3/15101 Tue 5/1/01 8 Bid, Evaluate, and Award Tue 5/1/01 Tue 5122/01 9 Mobilize Tue 5/22101 Fri 6/1/01 10 Sitework Fri 6/1/01 Mon 10115/01 11 Building Construction Fri 6/8/01 Thu 11/15/01 12 Tenant Improvements Mon 10/1/01 Mon 12/3/01 ' Summary 24 ' A. Benefits With the completion of this project, we believe benefits to Brooklyn Center will ' include the following: Service to the Community: drug store, dry cleaner, barber shop, fabric store, restaurants, convenient store, daycare business will provide the services currently needed in the neighborhood. Public Amenities: We believe that the sidewalks, landscaping, and general design of the shopping center will provide a new aesthetically pleasing look for the 69th and Brooklyn Boulevard area. Our hope is that this initial look will spread throughout future development in the neighborhood. ' Real estate taxes generated: The project will generate approximately $300,000 per year in new real estate taxes. jobs: The project will also create approximately 200 new jobs during construction ' and approximately 200 new permanent jobs. Land Sales: Approximately $680,000 dollars in purchase price for the land will be returned to the City. B. Viability and Ability to Perform Our team of developer, architect, construction manager, mortgage banker, attorney, ' and property manager, believe that this project is viable and exciting. We believe that the project will substantially strengthen the 69th and Brooklyn Boulevard neighborhood in terms of commerce and community services. We also believe that the extensive experience our team brings to the project, and our commitment to our mission, will result in a project that Brooklyn Center can be proud of and one that will set the pace for future development in the area.