HomeMy WebLinkAbout1996 11-12 EDAP Regular Session EDA AGENDA
CITY OF BROOKLYN CENTER
November 12, 1996
7 p.m.
1. Call to Order
2. Roll Call
3. Approval of Agenda and Consent Agenda
-The following item is considered to be routine by the Economic Development Authority
and will be enacted by one motion. There will be no separate discussion of this item
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. October 28, 1996 - Regular Session
4. Commission Consideration Items
a. Resolution Approving Amendment to Preliminary Development Agreement
Providing an Extension of that Agreement By and Between the Economic
Development Authority in and for the City of Brooklyn Center and David Nelson
-Requested Commission Action:
- Motion to adopt resolution.
b. Resolution Accepting Proposal and Authorizing Contract for Appraisal Services for
53rd Avenue Development and Linkage Project
-Requested Commission Action:
- Motion to adopt resolution.
C. Resolution Authorizing Acquisition and Establishing Public Hearing Date for the
Conveyance of Mn/Dot Tumback Property to the Adjacent Property Owner
-This conveyance relates to tumback property located adjacent to 6337 Dupont
Avenue North.
-Requested Commission Action:
- Motion to adopt resolution.
d. Marquette Advisors Presentation of Proposals for Consulting Services on Earle
Brown Heritage Center for EDA Board of Directors
-Requested Commission Action:
a) Discussion w /Mr. Klas of proposal.
b) Commission direction on proposal.
• 5. Adjournment
Y
DRAFT
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
OCTOBER 28, 1996
CITY HALL
CALL TO ORDER
The Brooklyn Center Economic Development Authority (EDA) met in regular session and was
called to order by President Myrna Kragness at 8:17 p.m.
ROLL CALL
President Myrna Kragness, Commission members Kathleen Carmody, Debra Hilstrom, Kristen
Mann, and Charles F. Nichols, Sr. Also present: Executive Director Michael J. McCauley, Public
Services Director Diane Spector, City Attorney Charlie LeFevere, and Council Secretary LeAnn
Larson
APPROVAL OF AGENDA AND CONSENT AGENDA
A motion by Commission member Carmody and seconded by Commission member Hilstrom to
approve the agenda and consent agenda as printed passed unanimously.
APPROVAL OF MINUTES
A motion by Commission member Carmody and seconded by Commission member Hilstrom to
approve minutes of the September 9, 1996 -- Regular Session as printed passed unanimously.
COUNCIL CONSIDERATION ITEMS
RESOLUTION NO. 96-24
Member Hilstrom introduced the following resolution and moved its adoption:
RESOLUTION REQUESTING THE HENNEPIN COUNTY HOUSING AND
REDEVELOPMENT AUTHORITY TO OPERATE THE MINNESOTA HOUSING FINANCE
AGENCY COMMUNITY FIX -UP FUND LOAN
•
10/28/96 _1 _
DRAFT ~
The motion for the adoption of the foregoing resolution was duly seconded by member Nichols and •
passed unanimously.
RESOLUTION NO. 96 -25
Member Hilstrom introduced the following resolution and moved its adoption:
RESOLUTION APPROVING 53RD AVENUE DEVELOPMENT AND LINKAGE PROJECT
AND PROJECT BUDGET AND AMENDING EDA RESOLUTION NO. 91-33, A RESOLUTION
ESTABLISHING ENDOWMENT ACCOUNT AND AUTHORIZING CERTAIN HOUSING
ACTIVITIES AND PROGRAMS BE UNDERTAKEN BY THE ECONOMIC DEVELOPMENT
AUTHORITY IN AND FOR THE CITY OF BROOKLYN CENTER
The motion for the adoption of the foregoing resolution was duly seconded by member Mann and
passed unanimously.
RESOLUTION NO. 96 -26
Member Carmody introduced the following resolution and moved its adoption:
RESOLUTION APPROVING REQUEST FOR PROPOSAL FOR ACQUISITION AND
RELOCATION SERVICES FOR THE 53RD AVENUE DEVELOPMENT AND LINKAGE
PROJECT AND AUTHORIZING STAFF TO SOLICIT PROPOSALS
The motion for the adoption of the foregoing resolution was duly seconded by member Hilstrom and
passed unanimously.
DISCUSSION WITH MAROUETTE ADVISORS (FORMERLY MARQUETTE PARTNERS
REGARDING EARLE BROWN HERITAGE CENTER REPORT UPDATING AND ADVISING
FOR EDA
City Manager McCauley introduced Mr. James Klas, Marquette Advisors. Mr. Klas sought Council
direction in updating the previous study of the Earle Brown Heritage Center in order to prepare a
scope of services proposal for Council consideration by November 12, 1996.
Commission member Hilstrom wanted the Farm's operating at a loss with seemingly no ability to
provide for any capital improvement addressed. She also wants a review of the loans to the Farm
which may not be repaid and financial implications of various possibilities for change.
10/28/96 -2-
•
IURAFT
• Commission member Nichols discussed making the Farm a viable enterprise, other possible sources
of revenue, and possible management restructuring. He also discussed the possibility of marketing
of a hotel /motel corridor for business purposes along Shingle Creek Parkway.
Commission member Carmody inquired about clarification of what options for the Center are
available given the nature /restraints of the TIF district.
President Kragness discussed her desire for a broad view of the Center and its importance as a
positive force in the community.
Referring to his memo to the Council, Mr. McCauley inquired if there were any items listed in the
memo that Council felt should not be addressed by Marquette Advisors. The Council consensus was
that all items should be included in Marquette's study.
A motion by Commission member Nichols and seconded by Commission member Carmody
requesting Marquette Advisors prepare an update and advise the EDA regarding Earle Brown
Heritage Center passed unanimously.
ADJOURNMENT
A motion by Commission member Nichols and seconded by Commission member Carmody to
adjourn the meeting at 8:38 p.m, passed unanimously.
City Clerk Mayor
Recorded and transcribed by:
LeAnn Larson
10/28/96 -3-
MEMORANDUM
To: Michael J. McCauley, City Manager
From: Brad Hoffman, Community Development Director r ;
Date: November 6, 1996
Subject: Resolution Approving Amendment to Preliminary Development Agreement
Providing an Extension of that Agreement By and Between the Economic
Development Authority in and for the City of Brooklyn Center and David
Nelson
Last December, the EDA entered into a preliminary development agreement with David Nelson
for the redevelopment of the northeast corner of 69th and Brooklyn Boulevard. Monday
evening, Mr. Nelson will be requesting an extension of that agreement to May 31, 1997.
The intent of the preliminary agreement was to negotiate a definitive development contract for
the proposed area. As you are aware, this area is located within the proposed Brooklyn
Boulevard project area. Because there are a number of unanswered questions that affect the
redevelopment, including the scope or size of the Brooklyn Boulevard project, financing of the
project, properties to be acquired and timing of the street expansion, limited progress has been
made in completing a development agreement with Mr. Nelson.
Mr. Nelson has acquired options on several of the parcels. He has also retained an architect and
has produced conceptual renderings. He is proposing a neighborhood - oriented retail area of
approximately 65,000 square feet. He has also established a limited partnership to undertake this
project. Mr. Nelson will be present Monday evening to review his progress and concept for the
corner.
An extension of the preliminary agreement to May 31, 1997, should be adequate time to
complete a development agreement with Mr. Nelson for the EDA board to consider. Any
development agreement between the EDA and Mr. Nelson or his partnership, which provides
financial assistance, would be based upon the TIF revenue generated from this project only. In
other words, assistance to offset the cost of clearing land for this site would only come from the
additional tax capacity created by this project.
Attached is a copy of the existing preliminary agreement. Also included is a copy of the
amendment to the preliminary agreement which extends it to May 3 1, 1997.
• PRELIMD ;ARY DEVELOPMENT AGREEMENT
THIS AGREEMENT, dated this — i day of /3lF�Ss'2 199 �by and between the
Economic Development Authority in and for the City of Brooklyn Center (the "Authority "), a
public body corporate and politic, and _ David Nelson an Individua
( "Developer "):
WITNES S ETH:
WHEREAS, the Authority desires to promote development of certain property within
Housing Development and Redevelopment Project No. 1 ( "Project ") and Tax Increment Financing
District No. 3 (71F District ") in the City of Brooklyn Center, which property is described in
Exhibit A attached hereto ( "Property "), and
WHEREAS, the Developer has submitted a preliminary proposal for development of the
Property ( "Development "); and
WHEREAS, the Developer has requested the Authority to explore the use of tax
increment financing (TIF) to offset a portion of the Development cost, including costs of land
acquisition, site improvements, and utilities; and
WHEREAS, the Authority has determined that it is in Authority's best interest that
Developer be designated sole developer of the Property during the term of this Agreement; and
WHEREAS, the Authority and Developer are willing and desirous to undertake the
Development if (i) a satisfactory agreement can be reached regarding the Authority's commitment
for public costs necessary for the Development; (ii) satisfactory mortgage and equity financing,
or adequate cash resources, for the Development can be secured by Developer; (iii) the economic
feasibility and soundness of the Development and other necessary preconditions have been
determined to the satisfaction of the parties: and (iv) the Property can be acquired by the
Developer, or by the Authority for conveyance to the Developer in accordance with terms to be
established by agreement of the parties.
NOW, THEREFORE, in consideration of the foregoing and of the mutual covenants and
obligations set forth herein, the parties agree as follows:
1. Negotiations between the parties shall proceed in an attempt to formulate a
definitive development contract ( "Contract ") based on the following:
(a) Developer's current proposal which shows the scope of the proposed
Development in its latest form as or the date of this Agreement, together with any
changes or modifications required by the Authority;
• (b) a mutually satisfactory Contract to be negotiated and agreed upon in
accordance with negotiations contemplai:ed by this Agreement;
(c) such documentation regarding economic feasibility of the Project as the
Authority may wish to undertake during the term of this Agreement: and
•
(d) other terms and conditions of this Agreement.
2. It is the intention of the parties that this Agreement (a) documents the present
understanding and commitments of the parties and (b) will lead to negotiation and execution of
a mutually satisfactory Contract for the Development prior to the termination date of this
Agreement. The Contract (together with any other agreements entered into between the parties
hereto contemporaneously therewith) when executed, will supersede all obligations of the parties
hereunder.
3. During the term of this Agreement, Developer agrees to:
(a) Submit to the Authority a design proposal to be approved by the Authority
showing the location, size, and nature of the proposed Development, including floor
layouts, renderings, elevations, and other graphic or written explanations of the
Development. The design proposal shall be accompanied by a proposed schedule for the
starting and completion of all phases of Development.
(b) Submit an over -all cost estimate for the design and construction of the
Development.
(c) Submit a time schedule for all phases of the Development.
(d) Undertake and obtain such other preliminary economic feasibility studies,
income and expense projections and such other economic information as the Developer
may desire to further confirm the economic feasibility and soundness of the Development.
(e) Submit to the Authority the Developer's financing plan showing that the
proposed Development is financially feasible.
(f) Furnish financial data satisfactory to the Authority evidencing Developer's
ability to undertake the Development.
(g) Submit evidence of any person or entity who will undertake the
Development in association with or as successors to the Developer.
4. During the term of this Agreement, the Authority agrees to:
(a) Proceed to seek all necessary information with regard to the anticipated
public costs associated with the Development.
(b) Estimate the Authority's level and method of financial participation in the
Development and develop a financial plan for the Authority's participation.
•
C ,.6cla
• 5. It is expressly understood that execution and implementation of a Contract shall
be subject to:
i
(a) A determination by the Authority that its undertakings are feasible based
on (i) the projected tax increment revenues and any other revenues designated by the
Authority, (ii) the purposes and objectives of the Authority's Redevelopment Plan for the
Project and Tax Increment Financing Plan for the TIF District: and (iii) the best interest
of the Authority.
(b) A determination by Developer that the Development is feasible and in the
best interests of the Developer.
6. This Agreement is effective for a term ending 180 days from its date, unless
extended by mutual agreement of the parties.
7. This Agreement may be terminated upon 10 days' written notice by the Authority
to Developer if:
(a) an essential precondition to the execution of a contract cannot be met: or
(b) an impasse has been reached in the negotiation of any material term or
condition of this Agreement; or
(c) the Authority determines that its costs to performing under this Agreement
will exceed 510,000. `
S. Developer is designated as sole developer of the Property during the term of this
Agreement.
9. In the event that the Developer, its heirs, successors or assigns, fail to comply with
any of the provisions of this Agreement, the Authority may proceed to enforce this Agreement
by appropriate legal or equitable proceedings, or other similar proceedings, and the Developer,
its heirs, successors or assigns, agree to. pay all costs of such enforcement, including reasonable
attorneys' fees.
10. If any portion of this Agreement is held invalid by a court of competent
jurisdiction, such decision shall not affect the validity of any remaining portion of the Agreement.
11. In the event any covenant contained in this Agreement should be breached by one
party and subsequently waived by another party, such waiver shall be limited to the particular
breach so waived and shall not be deemed to waive any other concurrent, previous or subsequent
breach.
• 12 . Notice or demand or other communication between or among the parties shall be
sufficiently given if sent b mail, '
personally:
y postage prepaid, return receipt requested or delivered
_ago:-
1
(a) As to the Authority: 6301 Shingle Creek Parkway
• Brooklyn Center, MN 55430
Attn: Executive Director
(b) As to the Developer: _ David Nelson
3d25 35r-n ve
Brooklyn Park, MN 55443
13. This Agreement may be executed simultaneously in any number of counterparts,
all of which shall constitute one and the same instrument.
IN WITNESS WHEREOF, the Authority has caused this Agreement to be duly executed
in its name and behalf and its seal to be duly affixed hereto and the Developer has caused this
Agreement to be duly executed as of the day and year first above written.
BROOKLYN CENTER
ECONOMIC DEVELOPMENT AUTHORITY
B - / - B
Y• Y•
Pres ent
By: By: i
Its: Executive qyeCtor
THIS INSTRUMENT WAS DRAFTED BY:
Kennedy & Graven, Chartered
470 Pillsbury Center
Minneapolis, MN 55402
(612) 337 -9300
J-/ �-4 q-5.
a�
• r J � LORI MATTHIESEN
NGTARY PUBLIC A4iNNESC)TA /_ �/ _ G G v
s Hl' COHNISSIOFI EXPIRES 1.31 -2000
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I
EXHIBIT A
DESCRIPTION OF PROPERTY
An area bounded by 69th Avenue on the south, Brooklyn Boulevard on the west, 70th Avenue
on the north, and the property boundary between June and Indiana Avenues on the east, all in
the City of Brooklyn Center, Hennepin County, Minnesota
•
•
V `_ =_ A -1
FIRST AMENDMENT TO PRELIMINARY DEVELOPMENT AGREEMENT
•
THIS AGREEMENT, dated this _ day of October. 1996 by and between the Economic
Development Authority in and for the City -of Brooklyn Center (the "Authority "), a public body
corporate and politic, and David Nelson, an individual ( "Developer "):
WITNESSETH:
WHEREAS, the Authority and the Developer have entered into a Preliminary
Development Agreement dated as of December 21, 1995 (the "Preliminary Agreement ") regarding
development of, and the Authority's assistance regarding, certain property defined therein; and
WHEREAS, the parties have determined to extend the terms of the Preliminary
Agreement.
NOW, THEREFORE, in consideration of the foregoing and of the mutual covenants and
obligations set forth herein, the parties agree as follows:
1. Section 6 of the Preliminary Agreement is revised to read as follows:
This Agreement is effective for a term ending on May 31, 1997, unless extended by
® mutual agreement of the parties.
2 The Preliminary Agreement remains in full force and effect and is not modified
except as provided herein.'
IN WITNESS WHEREOF, the Authority has caused this Agreement to be duly executed
in its name and behalf and its seal to be duly affixed hereto and the Developer has caused this
Agreement to be duly executed as of the day and year first above written.
DEVELOPER BROOKLYN CENTER
ECONOMIC DEVELOPMENT AL''_'HORITY
By:
David Nelson President
By:
Executive Director
•
s.B_-09,7
38305 -56
Commissioner introduced the following resolution and
moved its adoption:
EDA RESOLUTION NO.
RESOLUTION APPROVING AMENDMENT TO PRELIMINARY
DEVELOPMENT AGREEMENT PROVIDING AN EXTENSION OF THAT
AGREEMENT BY AND BETWEEN THE ECONOMIC DEVELOPMENT
AUTHORITY IN AND FOR THE CITY OF BROOKLYN CENTER AND
DAVID NELSON
WHEREAS, the Economic Development Authority in and for the City of Brooklyn
Center (the "Authority ") entered into a Preliminary Development Agreement (the "Agreement ")
with David Nelson dated December 11, 1995, regarding development of certain property in the
city, for a term of 180 days after its date; and
WHEREAS, the Authority has now determined to extend the term of that
Agreement until May 31, 1997, and has prepared a First Amendment to Preliminary Development
Agreement (the "Amendment ") reflecting that modification.
NOW, THEREFORE, BE IT RESOLVED by the Economic Development
Authority in and for the City of Brooklyn Center that the First Amendment to the Preliminary
• Development Agreement is hereby approved and the President and Executive Director are
authorized to execute the Amendment on behalf of the Authority.
Date President
The motion for the adoption of the foregoing resolution was duly seconded by commissioner
and upon vote being taken thereon, the following voted in
favor thereof:
and the following voted against the same:
whereupon said resolution was declared duly passed and adopted.
•
1 16
•
Memorandum
To: Michael J. McCauley, City Manager
From: Tom Bublitz, Community Development Specialist
l �tl
Date: November 6, 1996
Subject: Resolution Accepting Proposal and Authorizing Contract for Appraisal Services
for 53rd Avenue Development and Linkage Project
Staff has received proposals for appraisal services for the 53rd Avenue Development and
Linkage Project. The attached memorandum from City Assessor Stephen Baker, dated October
29, 1996, provides a tabulation of the proposals, along with a recommendation to contract with J.
Scott Renne for the appraisal services.
I would concur with Mr. Baker's recommendation, and believe Mr. Renne has submitted the best
overall proposal for the project. Additionally, staff has worked with Mr. Renne in the past and
has found his appraisal reports to be a very high quality report.
A resolution, which is attached to this memorandum, has been prepared for EDA consideration
• and would accept Mr. Renne's proposal and authorize the EDA Executive Director to enter into a
contract for appraisal services.
N
T E R
0 MEMO
O F F I C E
To: Michael McCauley, City Manager
From: Stephen Baker, City Appraiser
Subject: Acquisition Appraisals for 53rd Avenue Project
CC: Brad Hoffman, Tom Bublitz
Date:
October 29 1996
1 have contacted a number of appraisers for estimates of fees for appraisals and potential consulting or testimony. The
following table is a list of their responses. I also included resume material provided by each appraiser.
Appraiser Residential Four Plex Fee Consulting Testimony Fee
Appraisal Fee Half Day / Full
Fee Day
J. Scott Renne $350.00 $950.00' $75.00 /hour $350.00/$500.00
Thomas Campbell $250.00 $900.00 Not Listed Not Listed
Brad Bjorklund $325.00 $1,250.00 $140.00 /hour $140.00 /hour
Kenneth Bjorn $350.00 $600.00 Not Listed $300.00 per day
Scott Ruppert $500.00 Not Listed $125.00 /hour $125.00 /hour
After reviewing the proposals summarized above, I conclude that the proposal by Mr. J. Scott Renne should be
accepted and Mr. Renne retained for these appraisals. I believe Mr. Renne has the most competitive bid of the five
appraisers.
Mr. Renne's fee for the SFR appraisals is within $25 of the lowest bid for a narrative style report. It also includes up to
two hours of consultation with each report. This will likely result in a substantial savings over the other proposals. Also,
his consultation fee is substantially lower than the other appraisers. His fee for required testimony at a condemnation
hearing is stated to be $350 for a half -day and $500 for a full day. Uncertainties in the amount of this work make
accurate cost predictions difficult, but I believe it likely that his fees again are at the low end of the range of the
estimated costs. (Note: Mr. Campbell's bid of $250 is for a form report which lacks minimum detail required for this
project.)
1 )
I would also add that Mr. Renne has already performed two appraisals for the city, of properties included in this project,
and his work product has been satisfactory.
Mr. Renne has been in the appraisal profession for approximately 20 years. He holds the MAI, CAE, and SAMA
designations. He is a certified Federal General Real Property Appraiser, licensed by the Minnesota Department of
Commerce.
Fee would be 51,150.00 if not done in conjunction with single family appraisals.
2 Two hours consultation included with appraisal fee.
'Only stated fee i
O y e s for a URAR form appraisal.
`Preliminary report available at a cost of $200.00; full report $150.00 additional.
Preliminary report available at a cost of 5400.00; full report $200.00 additional.
Preliminary report available at a cost of $200.00; full report $300.00 additional.
APPRAISAL QUALIFICATIONS OF
• J. SCOTT RENNE, yLAI, CAE
WORK EXPERIENCE:
1978 - Present - Independent Fee Appraiser /Consultant/Realtor on a part time basis
1993 - Present - City of Minneapolis Assessor, •Iviinneapolis, MN
1988 - 1993 - Washington County Assessor, Stillwater, MN
1981 - 1988 - City Clerk/Assessor, City of Hopkins, INLN
1978 - 1981 - Assistant Assessor, City of Hopkins, M2
1974- 1978 - Property Appraiser, City of St. Louis Park, M2
1973 - 1974 - Property Assessment Specialist, Wisconsin Department of Revenue,
Madison, Wisconsin
EDUCATION:
Graduated from the University of Minnesota School of Business Administration in 1973
with a Bachelor of Science Degree in Business Administration. Completed the University
of St. Thomas Mini -MBA program in 1993.
REAL ESTATE EDUCATION:
• AIREA Courses -
Urban Properties; Real Estate Investment Analysis; Litigation Valuation;
Industrial Valuation; Market Analysis; Highest and Best Use; Business Valuation;
Hotel Valuation; Standards of Professional Practice; numerous seminars.
IAAO Courses -
Appraisal of Income Producing Property; Techniques of Mass Appraisal;
Assessment Administration; Instructor Workshops;
Computer Assisted Mass Appraisal; numerous seminars.
SREA Courses -
Introduction to Appraising Real Property; Principles of Income Property
Appraising, Narrative Report Writing; numerous seminars.
University of Minnesota Continuing Education Courses -
Computer Aided Assessment; Narrative Report Writing; Residential Appraisal;
Apartment Appraisal; Assessment Laws; History and Procedures; Property
Valuation Short Courses; Business Site Selection and Analysis.
PROFESSIONAL, DESIGNATIONS:
Member, Appraisal Institute; Senior Accredited Minnesota Assessor; Certified
• Assessment Evaluator; Residential Evaluation Specialist.
0 CAMPBELL APPRAISAL CO., INC.
_ RESIDENTIAL DIVISION
8609 LYNDALE AVENUE SOUTH • BLOOMINGTON, MINNESOTA 55420 • (612) 888 -1221 • FAX (612) 888 -1915
THOMAS R. CAMPBELL, RM
APPRAISAL QUALIFICATIONS
Licensing
Currently Licensed: Certified Federal Residential Appraiser
ID #4001417
Professional Designations
RM (Residential Member) awarded in April 1988 by the American
Institute of Real Estate Appraisers ( #2224)
Appraisal Courses
SREA Course 101 "Intro to Appraising Real Property" 1977
SREA Course 102 "Applied Residential Property Valuation" 1983
NAIFA Course 1 "Principles of Real Estate Appraising" 1983
AIREA 8 -3 "Standards of Professional Practice" 198:3
AIREA 8 -1 "Real Estate Appraisal Principles" . 1984
AIREA 8 -2 "Residential Valuation" 1984
Principles of Real Estate 1, 2 & 3, 1981 -83
Creative Financing, 1981
Cash Flow Analysis, 1984
Residential Energy Conservation, 1984
Adjusting for Financing, 1985
Highest and Best Use, 1987
Evaluating Residential Construction, 1987
Standards of Professional Practice, 1988
Standards Update, 1989
Residential Graders Training Program, 1989
Appraisal 105 Standards and Ethics, 1992
Cash Equivalency, 1993
URAR Update, 1993
FHA Appraisals, 1994
Evaluations, 1995
Employment /Appraisal Experience
Full -time Residential Appraiser for Campbell Appraisal Co.,
Inc., Bloomington, Minnesota, since November, 1976
Current Clients
I am currently providing residential appraisals to relocation
companies, mortgage companies, banks, government agencies, and
individuals.
BCL APPRAISALS
BJORKLUND CAR N
L�'EL, LACHE� MAYER, INC.
ANTHONY LANESO., � v 02352 � fIl NEAPOLIS, MIVNESOTA 55418 (6L) 781_ 060 Fax: 7817826
BRAD BJORKLUND MAI, SRA REAL ESTATE APPRAISERS
AL CARUFEL MAI &
RON LACHENNIAYERSRA CONSULTANTS
APPRAISING ¢�'ICATI� OF
BRAD WCRICEIIND
EDUCA=CN
Bachelor of Science in Business Administration (1971) : University of Minnesota
American Institute of Real Estate Appraisers Courses: LA., 13, 2, 4, and Standards
Society of Real Estate Amraise_rs Courses: 101 and 301
Instructor: University (Z Minnesota Extension Division Appraisal Courses 1979 -80
ASSOCSATICN MEMBERS111PS
MAI American Institute of Real Estate Appraisers, 1976
SRA Society of Real Estate Appraisers, 1977
SRPA Society of Real Estate Appraisers, 1977
SREA Society of Real Estate Appraisers, 1980, Chapter President 1983 -84
Licensed Real Estate Appraiser, State of Minnesota,
Certified General Real Property Appraiser, MV #4000377,
Licensed Real Estate
e Broke
State of MLV, 1972 to p resent, #0I88621
St. Anthony Planning ommission Mc Tber , 197 - -
8 85
g Char 1980 81
Metropolitan Council Land Use Advisory C=Tnittee, 1977 to 1989
League of Women Voters, 1977 to 1990
•
AP PRAISAL EXPERIENCE
February 1972 to October 1976 - Newcombe & Hansen Appraisals, Inc.
October 1976 to April 1981 - 0. J. Janski & Associates, Inc.
April 1981 to April 1985 - Capital Appraisals, Inc.
April 1985 to September, 1987 - Swenson, Bjorklund & Associates
October, 1987 to present - Bjorklun_d, Carufel, Lachenmayer, Inc.
Serving a variety of clients including:
Larkin Hoffman, Law Firm FDIC Dayton Hudson
Holrres & Graven, Law Firm U. S. Navy State of Minnesota
Twin City Federal Prudential City of Minneapolis
First National of Mpls. Carlson Companies City of Minnetonka
Norwest Banks Texaco General Motors
Deloitte & Touche Faneywell 1st Covenant Church
Cooperative Power Assn. Minnesota Plywood N.W. Bible College
AuguStanca Hca)es Manufacturers Hanover Waste Management
Appraisal completed upon a variety of types of properties including improved
properties - cc=.ercial stores, large offices, industrial, apartment, golf courses,
nursing homes, farms, unimproved lard and subdivisions.
App raisals have been made for buyers, sellers, investors, parties involved in
eminent domain proceedings, tax abatement, estates, and lease interests.
• Qualified as an expert witness in various Federal and State Courts, and served as
court- appointed commissioner on many Occasions.
Completed continuing education requirements for licensing and also for the Appraisal
Institute through the date of the completion of this appraisal /consultation work
effort.
MORE THAN 50 YEARS FULL APPRAISAL SERVICES EEO /AA
PROFESSIONAL_ QUALIFICATIONS
KENNETH C. BJORN, MAI, AS APPRAISER
® h:;tr�v_rtistgry
Born in Minneapolis, Minnesota in 1135
Lipprai,s;il LvLrience
rndcpcndcnl fcc appraiser, currently
City Assessor - City of Crystal, NIN 1985 - 1993
Ilennepin County Assessor's Office, Appetiser 1983 - 1985
Independent Fee Appraiser 1992 -1933
Senior Mortgage Loan Analyst, Lutheran Brotherhood 1978 -1982
Assistant Assessor, City ell' St. Louis Park 1974 -1978
Mortg;tge Analyst, rvlid Fcdcrd Savings &. Loan 1973 -1974
Nlorigagc Analyst, Mctropolitan Life Insurance co. 190 -1973
I:docation
B.A. Debrcc, University of Minucsota - 1957
AIRLA Course I, Appraisal Principles - 1969
AIREA Coursc 11, Appraisal Case Studies - 1970
AIREA Coursc VI, Mortgage - Equity Capitalization - 1972
Audited Accelerated Coursc I -B, Capitalization Theory & Techniques - 1979
Audited Coursc 11 0- Rcal Estate Appraisal Case Studics - 1980
Appraisal Institute - Standards of Professional Practice. - 1991
Professional Affilia and Desigmttiorts
• \felt ram llesignalion, Appraisal Institute (certified under their recertification ro
P g )
Senior Accredited Minnesota Assessor s ssor 1984 (S.AIvIA)
Affiliate Member Greater Minneapolis Board of Realtors
Court L
Ouali(ied in A4inncsola District Court
Qualified in Minnesota Tax Court
AI r;l!sa! Is xpericnce
Appraisal experience on various properties including commercial, industrial, residential, multi -
family residential and special pulpose properties.
ApUIa Clicnts Include
The City of St. Louis Park City of Prior Lake
Lutheran Brotherhood Insurance Co. Minneapolis Institute of Finc Arts
Metropolitan Life Insurance Co. Salvation Army
Midwest Federal Savings &, Loan IIcnncpin County
Veteran's Administmtion City of Orono
Jefferson Co. Robbinsdalc School District 281
Control Data Hope Presbyterian Church
l t •I
C l etc, t of I _
t lc hlltcr
DdV Saints
I have appraised residential properties in the NW Metro area for
the past 25 years for the VA of which Brooklyn Center has been a
• main part of this activity.
Licensill"
Minnesota Licensed Appraiser Certil7ed General /!4002591 Obtained August 1991
APPRAISAL QUALIFICATIONS OF/ SCOTT J. RUPPERT,
MAI, JD
I PROFESSIONAL MEMBERSHIPS & LICENSES
A Certified General Real Property Appraiser, G Member of the HCBA Eminent Domain Committee
License #4000851
B MAI MEMBER - APPRAISAL INSTITUTE H Member of the International Right of Way Association
1 Member of the National Association of Realtors
C Attorney at Law, License #0225769
J Miscellaneous Memberships:
D Real Estate Broker, License #0090909 Multiple Listing Service (Company)
- Appraisal Data Network, Inc. (Company)
E Member of the MINNESOTA STATE BAR ASSOCIATION -Urban Land Institute (Company)
- Minneapolis Area Association of Realtors (Company)
F Member of the HENNEPIN COUNTY BAR ASSOCIATION - Marshall Valuation Service (Company)
- Employee Relocation Council (Company)
Il GENERAL EDUCATION
J.D. (Juris Doctor) Law Degree, William Mitchell College of Law.
B.S.B. (Bachelor of Science in Business) Degree with an Accounting Major, University of (Minnesota.
111 SPECIALIZED EDUCATION
Continuing Education /Attendance at seminars in real estate, sponsored by the Appraisal Institute; Minnesota Institute of Legal Education;
Hennepin County Bar Association; International Right of Way Association and others.
A APPRAISAL INSTITUTE B MINNESOTA SCHOOL OF REAL ESTATE
Demonstration Appraisal Report Workshop Course I, it and III
Standards of Professional Practice (Part A & B) Residential Appraisal Workshop
Real Estate Appraisal Principles (# 1A1) Income Property Appraising
Basic Valuation Procedures (# 1A2) Numerous Other Courses
Residential Valuation (# 8 -2)
Capitalization
Theory and Techniques, Part A (# 1 BA) C MARSHAL AND WI
L SWIFT, INC.
Capitalization Theo and Techniques, Pa #
Theory q Part B ( 1 AB) Building Cost Seminar
Case Studies in Real Estate Valuation (# 2 -1)
Report writing and valuation analysis (# 2 -2) D PRO -JECT COMPUTER /SOFTWARE
Narrative Report Writing Seminar Discounted cash flow analysis
IV DISTRICT COURT COMMISSIONER AND EXPERT WITNESS
Appointed by Hennepin County District Court Judges as Commissioner in eminent domain actions.
Qualified and testified as an EXPERT WITNESS in Hennepin & Ramsey Counties in litigation actions.
V REAL ESTATE APPRAISAL AND -MANAGEMENT EXPERIENCE
Entered real estate field in 1983. Independent fee appraiser since 1984. Currently, VICE PRESIDENT OF RUPPERT & RUPPERT ASSOCIATES,
INC. real estate appraisers, brokers & consultants.
A APPRAISAL EXPERIENCE & SFavir•Fc
Market value appraisals for 1. Land (residential, commercial, industrial and development); 2. Commercial properties (restaurants,
convenience food stores, service stations, office buildings, retail outlets, shopping centers and automobile dealerships); 3. Industrial
properties (office /warehouse; mini - warehouse; manufacturing and distribution centers); 4. Special purpose properties (schools,
churches and athletic clubs); 5. Outdoor Advertising structures, locations, plants and offices; 6. Residential properties (single
family to multiple dwellings); 7.Quality control /review appraiser for mortgage companies; B. Soils contamination analysis; 9) Zoning
and Highest and Best Use Analysis; 10) Impact Damage Analysis.
B APPRAISALS FOR
Mortgage Financing Financial Statement (Assets Valuation)
• Partnership Dissolution Marriage Dissolution
Employee Relocation Acquisition and Development
Eminent Domain /Condemnation Easements: Flowage and Transmission Line (Electric)
Expert Testimony Litigation - All Types
Page 1 of 2
SCOTT J. RUPPERT MAI - JD continued
V REAL ESTATE APPRAISAL AND MANAGEMENT EXPERIENCE (CONTINUED)
C REAL ESTATE MANAGEM NT
Manager of rental properties including apartments and retail strip centers. Typical management duties including (a) rent evaluation;
(b) leasing; (c) budgeting revenues and expenses; (d) collections; (e) contracting for, and supervision of maintenance and repair.
D LECTURE AND SEMINAR PRESENTATION
Seminar presentation (topic: Land Development Cost Approach to Value) at the Hennepin County Bar Association Eminent Domain
Committee.
VI TYPICAL CLIENTELE
Ackerley Communications of Seattle (Eminent Domain) Margaretten and Company (Mortgage)
Allied Group Mortgage Company (Relocation) Mark Warren Homes, Inc. (Retail Lot Valuation)
Ameri -Bank (Mortgage) Marriott Inc. (Relocation)
Archer, Daniels, Midland (Relocation) McDonald's Inc. (Relocation)
Assets Technology, Inc. (Relocation) Minnesota Mining & Manufacturing (3M) (Eminent Domain)
Best & Flanagan (Eminent Domain) Minnegasco, Inc. (asset Valuation /Eminent Domain)
Better Homes and Gardens Inc. (Relocation) Minnegasco, Inc. (Eminent Domain)
Chem Exec Relocation Services (Relocation) Monycor - Federal Savings Bank (Asset Valuation)
City of Victoria (Eminent Domain) Naegele Outdoor Co.(Asset Valuation & Eminent Domain)
Corporate Transfer Service, Inc. (Relocation) PDQ Food Stores of Minnesota, Inc. (Asset Valuation)
Diamond , Liszt & Brady, Attorneys (Eminent Domain) PHH Homequity, Inc. (Relocation)
Employee Relocation Services (Relocation) Popham, Haik, Schnobrich & Kaufman, Ltd. (Eminent Domain)
Faegre & Benson (Eminent Domain) Premier Mortgage Corporation (Mortgage)
Federal National Mortgage Association(Mortgage) Proctor & Gamble (Relocation)
Feldmann Enterprises (Eminent Domain) Real Estate Services Inc. (Asset Valuation)
First Bank Systems, FBS (Mortgage) Resolution Trust Corporation (RTC) (Asset Valuation)
Internal Revenue Service (Asset Valuation) Scott County Highway Department (Eminent Domain)
John Deer Inc. (Relocation) State of Minnesota (Asset Valuation)
• John Drawz, Attorney at Law (Eminent Domain) Towle/Heskin Partners (Asset Valuation)
John Waters, Attorney (Mortgage and Assets Valuation) Travelers Relocation Corporation (Relocation)
Krass, Monroe, Moxness & Gibson, Attorneys (Eminent United States Federal Government (Asset Valuation)
Domain) Universal Service Company (Relocation)
Larkin- Hoffman, Attorneys (Eminent Domain & Partners Ventres Law Firm (Eminent Domain)
Dissolution) Westwind Homes, Inc. (Retail Lot Valuation)
Leonard, Street & Deinard, Attorneys (Asset Valuation and
Eminent Domain)
VII TYPICAL PROPERTIES APPRAISED
Ackerley Communications (Seattle, WA.) 3 -M National (Advertising Plant) (Cincinnati, Ohio)
Ad Venture Media, Inc. (Woodbury) Minnetonka Country Club (Minnetonka)
Al Baker's Restaurant (Eagan) Naegele Corporate Headquarters (Richfield)
Allstate U -Lok Storage Buildings (Burnsville) Naegele Outdoor Advertising (Metropolitan Mpls)
Amoco Oil Station (Bloomington) Nativity of Mary Church (Bloomington)
Bodine's Office/Warehouse Facility (St. Louis Park) Nativity of Mary Elementary School (Bloomington)
Brambilla Retail Properties (Shakopee) Peterson Seed Distribution Center (Shakopee)
Breck Ica Arena (Golden Valley) PDQ Convenience Store (Crystal)
Commercial Parking Lots (Metro Area) PDQ Strip Center (Burnsville)
Collins Outdoor & Mini - warehouse (LaCrosse, Wisconsin) Plymouth Auto Plaza /Mini Mart (Plymouth)
Decathlon Athletic Club (Bloomington) Rialto Theater (Minneapolis)
Decorative Stone Manufacturing Bldg. (Fridley) Richfield Mitsubishi Auto Dealership (Richfield)
Despatch, Inc. Manufacturing (Lakeville) Rudy Luther Toyota Dealership (Golden Valley)
Domino's Pizza Retail Building (Shakopee) St. Stephens Elementary School (Minneapolis)
Dover Warehouse /Distribution Center (Eagan) Sandco Office/Warehouse Building (St. Paul)
Feldmann Imports Auto Dealership (Bloomington) Scandanavian. Lifestyle Retail Outlet (Bloomington)
Golden Valley Shopping Center (Golden Valley) Slade Apartments (Minneapolis)
Ground Round Restaurant (Burnsville) State Outdoor Advertising Plant (Merrillville, Indiana)
Ground Round Restaurant (Golden Valley) The Commons Mall (Brooklyn Park)
Proposed Holiday Convenience Store (Plymouth) Transmission Repair Shop (Bloomington)
Holiday Convenience Outlets (St. Louis Park) Triple Clean Car Wash /Laundromat (Burnsville)
• Proposed Holiday Convenience Store (Maplewood) U.S. Swim & Fitness Building (Fridley)
Kennel -Aire Retail Facility (St. Louis Park) Valley Green Business Park (Shakopee)
Martin Leather Retail /Studio Building (Minneapolis) Woodbridge Office Building (Minnetonka)
Meyers Dairy Outlet (Wayzata) Ziegler, Inc. Headquarters (Shakopee)
Page 2 of 2
Commissioner introduced the following resolution and
moved its adoption:
EDA RESOLUTION NO.
RESOLUTION ACCEPTING PROPOSAL AND AUTHORIZING CONTRACT
FOR APPRAISAL SERVICES FOR 53RD AVENUE DEVELOPMENT AND
LINKAGE PROJECT
WHEREAS, City Council Resolution No. 96 -214 directed the Economic
Development Authority in and for the City of Brooklyn Center ( "Brooklyn Center EDA ") to
provide for the administration of all ro'ect activities relative to the 53r v Development
d Avenue Develo
P J p
and Linkage Project; and
WHEREAS there is a need to rovide appraisal
p services for the execution of the
53rd Avenue Development and Linkage Project; and
WHEREAS, proposals for appraisal services for the 53rd Avenue Development and
Linkage Project have been received; and
WHEREAS
staff has reviewed the proposals for appraisal services and has
described and tabulated the proposals in a memorandum from the City Assessor to the City
Manager dated October 29, 1996, which is hereby attached to and made a part of this resolution;
• and
WHEREAS, it appears that J. Scott Renne has provided the proposal for appraisal
services which is in the best interest of the Brooklyn Center EDA, City of Brooklyn Center, and
which best meets the needs of the Brooklyn Center EDA in its execution and administration of the
53rd Avenue Development and Linkage Project.
NOW, THEREFORE, BE IT RESOLVED by the Economic Development
Authority in and for the City of Brooklyn Center that the proposal submitted by J. Scott Renne
for appraisal services for the 53rd Avenue Development and Linkage Project is hereby accepted
and the EDA Executive Director is hereby authorized to enter into a contract for appraisal services
with J. Scott Renne on behalf of the Economic Development Authority in and for the City of
Brooklyn Center.
Date President
The motion for the adoption of the foregoing resolution was duly seconded by commissioner
and upon vote being taken thereon, the following voted in
® favor thereof:
and the following voted against the same:
whereupon said resolution was declared duly passed and adopted.
o MEMORANDUM
DATE: November 5, 1996
TO: Michael McCauley, City Manager
FROM: Scott Brink, City Engineer
SUBJECT: Resolution Authorizing Acquisition and Establishing Public Hearing Date for the
Conveyance of Mn/Dot Turnback Property to the Adjacent Property Owner
Gary and Suk Grabowski, 6337 Dupont Avenue North, have been working with Mn/Dot over the
past couple of years to acquire a parcel of property owned by Mn/Dot. The property desired is a
small parcel of property (see attached sketch and legal description)that is no longer needed for
highway purposes. The Grabowskis would like to acquire the property for the purposes of
constructing an adjacent garage.
As stated, the Grabowskis have been working with Mn/Dot for an extensive amount of time.
Apparently the property can only be directly acquired from Mn/Dot through a public bidding
process which can be very lengthy. However, Mn/Dot can also convey the property directly to
the City, who in turn may convey it to the adjacent property owner. This is apparently a quicker
• process, and was recommended to the Grabowskis by Mn/Dot.
The property owners have therefore urgently impressed their request upon the City since their
garage was recently destroyed by fire. The City subsequently forwarded a request to Mn/Dot for
the parcel.
At this time, the City has received notice from Mn/Dot that the property will be conveyed to the
City upon receiving payment in the amount of $996.70. Upon receiving payment, Mn/Dot will
forward a deed for the property to the Economic Development Authority (EDA). Upon receiving
the deed, the EDA can then convey the property to the adjacent property owners. However, the
conveyance must be administered by a public hearing process in accordance with Minnesota
Statutes. This would be similar to conveyances performed previously for other properties along
I -94. In addition, the EDA has already received a check in the amount of $996.70 from the
Grabowskis for this parcel.
The City Attorney is currently drafting a resolution providing for the EDA to purchase the
property for the City, and establish a date for a public hearing. Because it is unlikely that any
other party would be interested in the property, it is anticipated that the property could then be
conveyed to the Grabowskis after the public hearing.
Commissioner introduced the following resolution and
• moved its adoption:
EDA RESOLUTION NO.
RESOLUTION AUTHORIZING THE EXECUTION AND SALE OF EXCESS
HIGHWAY RIGHT OF WAY
WHEREAS, the Minnesota Department of Transportation (Mn/DOT) has declared
a parcel of right -of -way located behind the noise wall bordering I -94 at Dupont Avenue North,
a legal description of which is as follows:
Tract A. That part of Lot 3, Block 1, Frank Burch's 2nd Addition, according to the plat
thereof on file and of record in the office of the County Recorder in and for
Hennepin County, Minnesota, which lies westerly of the following described line:
Beginning at the northeast corner of Lot 2 said Block 1; thence run southwesterly
to a point on the south line of Lot 4 said Block 1, distant 25 feet west of the
southeast corner thereof and there terminating;
which lies northerly of Line 1 described below:
Line 1. Beginning at a point on the west line of said Lot 3, distant 37.11 feet southerly of
the northwest comer thereof, thence run easterly to a point on the east line of Tract
A hereinbefore described, distant 29.51 feet southerly to the northeast corner
thereof and there terminating.
(hereinafter the "Subject Property") to be excess and no longer needed for highway purposes; and
WHEREAS, Mn/DOT has agreed to convey the Subject Property to the Economic
Development Authority for consideration of $996.70; and
WHEREAS, it is in the best interests of the City of Brooklyn Center that the
Subject Property be put to productive use;
WHEREAS, the Subject Property is a blighting influence due to inefficient and
obsolete lot configuration and location and is underutilized; and
WHEREAS, the owners of adjacent property, Tony and Suk Grabowski, have
requested that the Subject Property be conveyed to them, to be combined with their residential
parcel for residential and related accessory uses.
• NOW, THEREFORE, BE IT RESOLVED by the Economic Development
Authority in and for the City of Brooklyn Center, Minnesota, that:
• RESOLUTION NO.
1. The President and Executive Director are authorized and directed to take such
actions as are necessary to acquire the Subject Property from Mn/DOT for the
consideration of $996.70; and
2. A public hearing on the sale of the Subject Property to Tony and Suk Grabowski
for the sum of $996.76 plus required filing feels is .called for 7:00 p.m. on
Monday, November 25, 1996 at the regularly scheduled meeting of the Authority,
>� Y g
and the Executive Director is directed to cause such notice to be given of such
hearing as is required by law.
Date President
The motion for the adoption of the foregoing resolution was duly seconded by commissioner
and upon vote being taken thereon, the following voted in
favor thereof:
and the following voted against the same:
whereupon said resolution was declared duly passed and adopted.
•
• NOTICE OF PUBLIC HEARING
ON PROPOSED SALE OF PROPERTY
NOTICE is hereby given that the Economic Development Authority in and for the City of
Brooklyn Center (the "Authority ") will meet at the Brooklyn Center City Hall, 6301 Shingle
Creek Parkway, Brooklyn Center, Minnesota at 7:00 p.m. on Monday, November 25, 1996 to
conduct a public hearing concerning sale of certain property owned by the Authority to Tony and
Suk Grabowski.
The property to be conveyed is described as follows:
Tract A:
That part of Lot 3, Block 1, Frank Burch's 2nd Addition, according to the plat thereof on
file and of record in the office of the County Recorder in and for Hennepin County,
Minnesota, which lies westerly of the following described line: Beginning at the northeast
corner of Lot 2 said Block 1; thence run southwesterly to a point on the south line of Lot
4 said Block 1, distant 25 feet west of the southeast corner thereof and there terminating;
which lies northerly of Line 1 described below:
Line 1:
• Beginning at a point on the west line of said Lot 3, distant 3 7. 11 feet southerly of the
northwest corner thereof, thence run easterly to a point on the east line of Tract A
hereinbefore described, distant 29.51 feet southerly of the northeast corner thereof and
there terminating.
The purpose of the proposed action is to eliminate inefficient and obsolete lot location
and configuration and underutilization of land and improve the City's tax base. Terms of the
proposed sale are available to the public during regular business hours at the office of the City
Clerk in City Hall.
At the hearing the Authority will meet to decide if the sale is advisable. All interested
persons may appear at the public hearing and present their views orally or in writing.
Dated: , 1996
Executive Director
Economic Development Authority in and for
the City of Brooklyn Center
•
,o Minnesota Department of Transportation
FyT yy JS Transportation Building Office Tel: 612 - 296-8647
OF Tfk 395 John Ireland Boulevard
. Saint Paul, Minnesota 55155-1899
October 24, 1996
Scott A. Brink
City Engineer
6301 Shingle Creek Parkway
Brooklyn Center, MN 55430 -2199
In reply refer to: 7300
S.P. 2786 (94 =393) 901
Hennepin County
Parcel 244J
Reconveyance
Dear Mr. Brink:
I am pleased to inform you that all approvals have been obtained for the conveyance of
the above referenced parcel.
• The value of said 4,100 square foot tract is $1,000.00. If this is acceptable, please
submit payment of $996.70 ($1,000.00 less $3.30 State Deed Tax) in the form of a
cashier's check, certified check or money order made payable to " Commissioner of
Transnortatien - Trunk Hi hwaTFund ". You will be responsible for payment of the
deed tax at the time of recording of the Quit Claim Deed. Upon receipt of payment the
State will issue a Quit Claim Deed using the enclosed legal description to the City of
Brooklyn Center.
Please submit payment and any questions you may have regarding this transaction to.
Ron Deustermann, Transportation Building, 395 John Ireland Boulevard, Mailstop 632,
St. Paul, MN, 55155 (phone 612 - 296 - 8647).
Sincerely,
K. F. Rasmussen, Director
Office of Right of Way and Surveys
Enclosures:
® Legal Description (1)
Map (1)
o.n ea,uai opportunity employer
September 26, 1996
• 2786244J.901
DESCRIPTION FOR RECONVEYANCE
Parcel 244J S.P. 2786 (94 =393) 901
That part of Tract A described below:
Tract A. That part of Lot 3, Block 1, Frank Burch's 2nd Addition, according to the
plat thereof on file and of record in the office of the County Recorder in
and for Hennepin County, Minnesota, which lies westerly of the following
described line: Beginning at the northeast corner of Lot 2 said Block 1;
thence run southwesterly to a point on the south line of Lot 4 said Block 1,
distant 25 feet west of the southeast corner thereof and there terminating;
which lies northerly of Line 1 described below:
Line 1. Beginning at a point on the west line of said Lot 3, distant 37.11 feet
. southerly of the northwest corner thereof; thence run easterly to a point
on the east line of Tract A hereinbefore described, distant 29.51 feet
southerly of the northeast corner thereof and there terminating.
Subject to the following restriction:
No access shall be permitted to Trunk Highway No. 94 from the lands herein conveyed
except that access shall be permitted to Dupont Avenue.
•
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City of Brooklyn Center IYJ
A great place to start. A great place to stay.
•
To: Mayor Kragness an uncil Members Carmody, Hilstrom, Mann, and Nichols
From: Michael J. McCauley
City Manager
Date: November 7, 1996
Re: Earle Brown Heritage Center Study
The attached materials have been received from Marquette Advisors outlining their response to
the conversation with the City Council/EDA at the last City Council meeting. Attached also are
additional materials solicited to provide a framework for your review of the proposal. The
original study cost $8,000 in 1993. The current proposal is $5,500 to update that study (Phase I).
Additional services are set forth in Phase II ($7,500) to review the hospitality industry in the area
and its relationship to the Earle Brown Heritage Center and the issues relating to the general
market and the benefits /detriments of expansion in the hospitality industry in Brooklyn Center. A
final report would be prepared in Phase V for $3,000. Marquette Advisors' proposal is at the rate
of $175 per hour for the hourly portion of the work performed for the City Council/EDA.
Ms. Bergeland has obtained some comparative information on other firms to provide a
comparison. The materials from CSL International indicate a price of $12,000 for a report that
centers on the EBHC itself. This is comparable to the $5,500 Phase I and $3,000 Phase V (total
of $8,800) Marquette proposal. Ms. Bergeland also contacted Dakota Enterprises, Inc. Of
California. They would not be able to start until January, while the other two firms could start
now.
The EDA budget contains unexpended monies in 320 -4310 for professional services of $58,000.
The overall EDA budget will be expended beyond the budgeted amounts due to the acquisition
and demolition of the Brookdale Motel and the Adkins Mechanical buildings. These acquisition
and demolition expenditures are not budgeted, but will cause the final numbers to exceed budget.
These are activities that have been authorized by the EDA through resolution.
•
6301 Shingle Creek Pkwy, Brooklyn Center, MN 55430 -2199 • City Hall & TDD Number (612) 569 -3300
Recreation and Community Center Phone & TDD Number (612) 569 -3400 • FAX (612) 569 -3494
An Affirmative Action/ Equal Opportunities Employer
GL v.� — o��v 114U r ,y0 i1 Uy IVU UU_ r U
•
W O B CM
CE E
AN HISTOA4 A[SrONAnoN
INN -EXHIBIT HALO• CONVENTION CENTER
MEMORANDUM
TO: Michael McCauley and Brad Hoffman
FROM: Judith Bergeland
RE: Consulting Firms
DATE: November 6, 1996
Enclosed is information on two firms who are able to provide the operations review Council is
requesting. Following are a couple of informational notes on each:
DAKOTA ENTERPRISES, INC.
RAY W. WARD, CFE
Castro Valley, California
• Mr. Ward is an active member of IAAM (International Association of Assembly Managers) and
has extensive experience in the facilities management industry. A work plan is outlined on
pages 7 -9. Dakota Enterprises bills at an hourly rate of $125 portal to portal ($1,000 daily cap)
plus all out of pocket expenses (travel, accommodations, etc.). Current obligations prohibit
providing the review before January.
CSL INTERNATIONAL
DAVID P. WELLE or CRAIG H. SKIEM
Minneapolis, Minnesota
This firm holds an allied membership in IAAM and is actively involved in consulting within the
facilities industry. In addition to information on the firm, a proposal is enclosed for the
operations review of Earle Brown Heritage Center. The proposal indicates a project fee. CSI
bills hourly based on personnel involved ($195 for partners, $145 for project managers, $35495
for support staff) with an approximate hourly charge of $100 for this project since the majority
of the work would be done by a project manager and support staff.
Of course using a local firm would be more cost effective since travel and accommodations
would not be required. Please let me know if you need further information or other bid sources.
6155 Earle Brown Drive, Brooklyn Center, MCI 55430
(612) 569 -6300 FAX: (612) 569 -6320
7 TT�
•t: HE VALUATION GROUP MINNEAPOLIS
THE Hos PITALITY GROUP SEATru.,
THE CORPORATE AND INVFSTMENT GROUP
THE AVIATION GROUP
November 4, 1996
Mr. Michael J. McCauley
City of Brooklyn Center
6301 Shingle Creek Parkway
Brooklyn Center, MN 55430 -2199
Dear Mr. McCauley:
Pursuant to my meeting with the EDA on October 28`'', we are pleased to present this
proposal to update our 1993 study of the Earle Brown Heritage Center and assist the EDA
in understanding the current state of operations and evaluating options for improvement
and/or alteration of the facility. This proposal outlines our understanding of the
engagement, the scope of services we propose to provide, the estimated time and fees
required and the conditions and limitations under which we would work.
BACKGROUND AND UNDERSTANDING
The Earle Brown Heritage Center is a public landmark in the City of Brooklyn Center,
providing conference facilities, rental office space, a boutique inn and a small, newly
added restaurant while preserving the structures and grounds of an important part of the
City's heritage. While the Heritage Center is an important asset to the community, it is
not without cost. The Center has been incapable of covering capital costs and has
required operating subsidies on an on -going basis. This is by no means unusual for
facilities of this type. However, the EDA has a continuing interest in eliminating or
minimizing such subsidies and evaluating the benefits of the Center against its costs.
Marquette Advisors (then Marquette Partners) conducted an operations and marketing
review of the Earle Brown Heritage Center in 1993. Since that time improvements in
operating performance have occurred and some of the recommendations made in our
report have been implemented. However, operating deficits continue. In addition,
current EDA directors were not involved in the process during the 1993 study.
Consequently, the EDA has asked Marquette Advisors to complete an updated analysis of
® the operation and to work with the EDA to increase their understanding of the complex as
a whole and the issues involved.
410 YOUNG QU'INLAN BUILDING
81 SOUTH NINTH STREET
MINNEAPOLIS, MINNESOTA 55402
PHONE: (612) 335 -8888 FAx: (612) 334 -3022
L
•
Mr. Michael J. McCauley
City of Brooklyn Center
11/04/96
Page 2
SCOPE OF SERMES
The scope of services we propose to provide is based upon your memo to the EDA board
dated October 24' and the notes taken at the meeting on October 28`". In your memo you
listed four key areas: update the 1993 report; make new recommendations; evaluate the
general level of hospitality industry development; and work sessions with the EDA board.
During our presentation before the EDA board on the 28` various issues were
emphasized, including: best case expectations for future operating loses and capital
coverage under various scenarios; a positive approach to making the complex viable;
tying the complex more effectively into the hospitality and retail districts of the City; the
financial implications of expansion; privatization; TIF and other legal restrictions; and a
broad view of how to use the Center to enhance the future of the City. Based upon these
elements we propose to provide any or all of the services described below:
•
PHASE I: UPDATE 1993 STUDY
• Tour the facility to identify changes since previous study
• Meet with staff and city officials to review changes in facilities and operating
procedures since previous study
• Review event evaluation forms
• Review historical operating results and utilization patterns
• Identify recommendations from previous study which have and have not been
implemented
• Prepare updated set of preliminary recommendations for further improvements
in facilities and operations
PHASE It: INTERACTIONS WITH OTHER DEVELOPMENT
• Interview representatives of area hotels, restaurants and retail concentrations
• to determine their level of interaction with the center and ways to make
improvements
•
Mr. Michael J. McCauley
City of Brooklyn Center
11/04/96
Page 3
• Analyze the market implications of additional hospitality development in
connection with the Center
• Meet with City officials to determine restrictions and available inducements
for further development
• Analyze the financial implications of such development upon the Center and
the City
• Prepare preliminary recommendations regarding potential additional
hospitality development and improved interaction with existing lodging,
dining and retail establishments
• PHASE III: WORK SESSIONS WITH EDA
• Prepare presentation of preliminary conclusions and recommendations from
Phases I and II
• Make presentation to the EDA board
• Facilitate discussion among board members regarding the merits of the
recommendations made and other issues which need to be addressed
PHASE IV: FOLLOW UP AND REVISED RECOMMENDATIONS
• Follow up on additional issues /information requests from EDA working
session
• Prepare revised recommendations
• Present revised recommendations and follow up information to EDA at follow
up working session
•
Mr. Michael J. McCauley
City of Brooklyn Center
11/04/96
Page 4
PHASE V: FINAL REPORT
• Prepare final report under the direction of the EDA, documenting findings,
conclusions and recommendations
Following completion of our final report, we would be available to attend a formal EDA
meeting to present the document or answer questions.
TIMING AND FEES
The first two phases of this proposal represent specific tasks with definable time
requirements which can be completed on a flat fee basis. Working sessions with the
• EDA and follow up research and analysis of other issues identified are more difficult to
define in advance. Accordingly, we propose the following fee arrangements for the
various phases described:
Phase I (Update) $5,500
Phase II (Interaction) $7,500
Phase V (Report) $3,000
Phases III & IV Hourly
The working sessions and any follow up research or analysis which they generate would
be billed on an hourly basis at the rate of $175 per hour for the actual time expended.
Hourly fees for follow up research will be capped at agreed upon levels as any such work
is more clearly defined. Hourly fees for working sessions will include one hour of
preparation time for each session called.
The fees quoted include any expenses which might be incurred in the process of
completing the engagement. No additional expenses will be billed. A total of ten bound
and one unbound copy of the final report will be provided under the fees quoted above.
Expenses for any additional copies requested will be billed to the City in addition to the
fees quoted above.
•
Mr. Michael J. McCauley
City of Brooklyn Center
11/04/96
Page 5
The fees quoted will not be exceeded unless the scope of our work is changed or
unforeseen circumstances occur which affect our ability to complete the project as
planned. In such an event we would contact you to discuss a mutually acceptable
revision. Of course, you may terminate the engagement at any time by notifying us, in
which case you would only be responsible for the fees and expenses incurred to that
point.
Upon completion of the first working session (Phase III) you will be billed for that
session and the other phases completed to that point. Remaining fees will be billed upon
completion of the final report. All invoices are payable within 30 days.
Based upon the scope of work outlined, we anticipate that the first two phases of this
engagement can be completed within four weeks of receiving authorization to proceed.
The final report will require approximately two weeks to complete following the final
working session. Scheduling of the working sessions and any follow up research or
analysis will be determined as the project progresses.
CONDITIONS AND LINUTATIONS
Our report would be based on estimates, assumptions and other information developed
from our research of the market, knowledge of the industry and meetings with the
management team. The sources of information and bases of our estimates and
assumptions would be stated in the report. The terms of this engagement are such that we
would have no obligation to revise the report or the projected operating results to reflect
events or conditions which occur subsequent to the completion of our field work.
However, we would be available to discuss the necessity for future revision because of
changes in the economic or market factors affecting the complex.
Some assumptions inevitably will not materialize, and unanticipated events and
circumstances may occur; therefore, actual results achieved during the period covered by
our prospective analysis will vary from those described in our report, and the variations
may be material. Further, it should be recognized that management's effectiveness and
future marketing efforts over which we have no control will greatly influence future
operating results.
•
P g
•
Mr. Michael J. McCauley
City of Brooklyn Center
11/04/96
Page 6
Our report is intended for the information of the EDA and Center management. Neither
the report nor its contents may be referred to or quoted in any registration statement,
private placement memorandum, prospectus, loan, appraisal or other agreement or
document without our prior review and written consent.
ACCEPTANCE PROCEDURES
If this proposal meets with your approval, please sign the enclosed acceptance copy and
return it to us as authorization to proceed. If you have any questions or would like to
discuss this proposal further prior to accepting, please do not hesitate to call. We look
forward to working with you on this exciting project.
Sincerely,
•
MARQUETTE ADVISORS
James M. Klas
Senior Vice President
Hospitality Group
enclosure
By facsimile: 11/4/96
Original by mail
•
ii6
EA&E*B OMAN 'IR TA E
GE I
AN HISTORIC RESTORATION
INN- EXHIBIT HALL•COWENTION CENTER
MEMORANDUM
TO: Michael McCauley and Brad Hoffman
FROM: NTudith Bergeland
RE: Consulting Firms
DATE: November 6, 1996
Enclosed is information on two firms who are able to provide the operations review Council is
requesting. Following are a couple of informational notes on each:
DAKOTA ENTERPRISES, INC.
RAY W. WARD, CFE
Castro Valley, California
Mr. Ward is an active member of IAAM (International Association of Assembly Managers) and
has extensive experience in the facilities management industry. A work plan is outlined on
• pages 7 -9. While Mr. Ward is capable of providing the review, current obligations have his
tune committed until January. He would be happy to provide a bid for services if the work can
be done ir. January.
CSL INTERNATIONAL
DAVID F. WEL LE or CRAIG H. SKIEM
Minneapolis, Minnesota
This firm holds an allied membership in IAA and is actively involved in consulting within the
facilities industry. In addition to information on the firm, .a proposal is enclosed for the
Operations review of Earle Brown Heritage Center.
Of course using a local firm would be more cos: effective since travel and accommodations
would not be required. Please let me know if you need further information or other bid sources.
•
6155 Earle Brown Drive, Brooklyn Center, MN 55430
(612) 569 -6300 FAX: (612) 569 -6320
CS.w International
Conventions, Sports & Leis
•
November 7, 1996
Ms. Judith L. Bergeland
General Manager
Earle Brown Heritage Center
6155 Earle Brown Drive
Brooklyn Center, MN 55430
Via facsimile 569 -6320
Dear GMs. Be beland:
CSL International (CSL) is pleased to submit this proposal to the Earle Brown Heritage Center (Center) and the City
of Brooklyn Center (City) to provide an operational analysis related to the ongoing operations of the facility. We
have developed a proposed scope of services based upon our discussions with you, previous reports prepared for the
Center and our past experience with similar projects. We believe this proposal demonstrates our unmatched
capabilities and strong desire to be an inteal part of this important assignment.
In selecting consultants for this engagement, we realize it is important for you to have confidence in -the team, the
personnel assigned to the engagement and the approach the consultants plan to use.
•
Our Team
CSL International is an industry leading management advisory firm specializing in the planning, development, and
operations of public assembly facilities. CSL was specifically established to provide focused consulting services
unique to the convention, sports, and leisure industries. As such, CSL has gained a reputation for providing our
clients with professional, thorough and timely hands -on consulting services. One of the primary strengths of C,51. is
our experience. CS.L's professionals have provided consulting services to the public assembly industry for over 15
'ears and have participated } p �pated rn over 340 sports and public assembly - related projects.
We have recently completed analyses related to the viability of developing con vention/conference centers in both
Eau Claire, Wisconsin and Cincinnati, Ohio. In addition, members of our staff have ,worked on other similar -sized
convention /conference facilities throughout the country including Evansville Conference Center, careen Bay Civic
Center, Moorehead Conference Center, Roanoke Conference Center and Scranton Conference Center. CSL has also
assisted the Minneapolis Convention Center with various issues related to facility expansion. We respectfully
request that you refer to our "Summary of Qualifications and Experience" which was submitted to you on
November 6, 1996 for a further understanding of other recent experience and capabilities.
3140 Harbor Lane, Suite 223 • Minneapolis, MN 55447 . Telephone (612) 553 -9700 Facsimile (612) 553 -9709
Ms. Judith L. Bergeland
November 7, 1996
Page ? of 6 i s
I
E Pe rsonnel
The personnel assigned to this engagement will include professionals who have been involved with the engagements
included in the aforementioned 'Summary of Qualifications and Experience" and in conducting analyses for a wide
variety of proposed public assembly projects.
Bill Rhoda will lead this engagement and be responsible for its overall successful completion. Mr. Rhoda has
performed a number of analyses related to con ference/convention centers as well as other studies involving the
sports, entertainment and leisure industries. Bill Krueger will serve as the primary project supervisors and will be
responsible fior the daily work associated with the project. Jeannine Kunz will be a technical advisor and provide
additional support as needed. In addition, the talents and past experience of other CSL professionals will be used as {
appropriate."
l�s
Scope of Service
The approach we have planned for this engagement is a proven one which we have implemented on many similar
projects. Our approach involves working closely with Center, City and Economic Development Authority
representatives throughout this engagement so that the City Council has a thorough undeY-standina of the basis for
the final conclusions provided at the end of the study.
The phases presented in this scope are as follows:
•
I. Organization and Review
TT. Analysis of Historical Complex Operations
Ill. Analysis of Operating Relationships
IV. Comparable and Competitive Facility Analysis
V. Discussion of Impact on Local Community
VI. Preparation of a Written Report
Phase I. Organization and Review
The first phase of the engagement will establish the organizational framework to ensure that our efforts will
meet your expectations and objectives. In addition, this phase will include assembling any existir.-
background materials related specifically to the Center. Specifically, we will:
F Meet with representatives of the City and Center in an initial planning meeting to:
■ establish roles and expectations;
■ adopt a time line for the engagement;
■ finalize the engagement's scope.,
• develop lines of communication; and
• establish the fonnat and content of our deliverable wort:
products.
•
fl E= _ T,)
juuaui i. der ' -cull
November 7, 1996
Page 3 of 6
■ Establish a working group which will include representatives from the City,
Center and CSL.
■ Gather and analyze existing marketing, planning, economic, and financial
data. as well as any other information pertinent to the project.
■ Review previously prepared report.
a Modify the work plan, if necessary, to reflect changes that should he made
as a result of information obtained during this phase.
Phase II. Analysis of Historical Complex Operations
Evaluating the operational structure of a multi - purpose complex, begins with an understanding of the
historical operations of the complex. As such, the primary purpose of this phase is to gain an
understanding of the historical operations of the Earle Brown Heritage Center. All primary components of
the Earle Brown Heritage Center will be considered including the convention center, hotel, commercial
space, restaurant, and catering services. Initially, interviews will be conducted with key personnel related
to the Center in order to obtain information with respect to facility operations, marketing and operational
philosophies, perceived problems as well as specific successes. The interviews will also provide an
understandina of the relationship between the City, Economic Development Authority and the Center.
Second, a limited number of both past users and potential users of the Center will also be interviewed.
Information to be obtained through these interviews will include, but will not be limited to:
• Specific event/usage characteristics;
• Event frequency;
• Requirements of a facility in terms of physical characteristics, amenities,
acid services;
• Likes and dislikes of existing facilities, services, and operations; and
• Other such information.
In addition, historical operating data re garding the Center will be assembled and analyzed. This review of
historical data will be an integral step in the overall analysis of complex utilization and operations. As part
of the historical analysis, we will focus on the performance of the facility in terms of marketing, pricing,
business mix and competitiveness.
Phase III. Analysis of Operating Relationships
The purpose of this phase is to gain an understanding of the particular relationships existing among
individual funtitional components of the Center such as the convention center, hotel, restaurant, exhibit
hall, meeting rooms, commercial offices, and food service. IJsing our knowledqne of the meetings industry
and well as specific experience with numerous convention centers, conference centers, acid other meeting
facilities, %ve will analyze the characteristics and efficiency of the various inte:ractior.s occurring among
_ > >S • r.t � 96
,- n !. �- T
November 7, 1996
Page 4 of 6
these functional components in order to identify specific strengths and opportunities as well as weaknesses.
Within this phase, we will also determine the financial relationships that exist between the operating
entities of the Center.
Phase IV. Comparable and Competitive Facilit An al y sis
p � Y
During this phase, we will review and develop a limited inventory of the physical and operational
characteristics of both existing nd tanned competitive titive and coma <
a p pe comparable .onferenee center /meeting
facilities within the region and throughout the country. The review of physical and operational
characteristics may include such items as:
• Phvsical and design characteristics of facilities;
• Amount and quality of exhibit space, meeting morns, lecture halls, and
other such multipurpose and dedicated space;
• Operating relationships among functional areas (i.e., meeting space, hotel,
catering, and other ancillary developments/services)
• Marketing budgets and focus;
• Event levels by types of users;
• Attendance;
• Parking;
■ Hotel availability;
■ Locational factors;
n Cransportation access.
Throw this evaluation, we will deter .� rm e the relation interac ct on and impact that other facilities could
have on the proposed facility, analyze other facilities to determine present use, special features, operational
relationships, and configuration. A key component of this phase will be the comparison of physical and
operational characteristics of comparable facilities to those existing at the Earle Brown Heritage Center for
evaluation purpose.,
Phase V. Discussion of Impact on Local Community
An important element in assessing the operational success of a conference center Iies in the economic
benefits it can bring to a community. The operation of any facility has an effect on the local and regional
economies. For example, increased employment and tax revenues will be generated directly , from
e:,penditures which may occur as a result of facility operations and ,Spending by out-of-town
meeting/conference attendees. In this final phase, we will provide a discussion relative to the quantitative
and qualitative impacts generated from conference centers.
•
Sciod C 7-729 ,9S 7T9 - UH I - 1S - -D SS : 60 96 -O T T
- 1 (-
GIs. Judith L. Bergeland
November 7, 1996
Pace S of 6
• Phase V1. Preparation of a Written Report
At the conclusion of Phases t through V, we will prepare a draft report which will document our tindin,s
for your review and comment. The report will focus on the following issues:
• Historical utilization of the complex,
• Historical financial operations of the facility,
• Operational and financial relationships between the complex and City,
• Operational and financial relationships between the individual operating
units of the complex, and
• Marketing and pricing issues.
P.fter we have received your comments and suggestions, we will finalize our report and submit a
completed, signed copy. As part of our engagement, we will present and discuss our findings from Phases
1 through V with representatives of the City, Center, and Economic Development Authority, if desired.
Professional Fees
Total professional fees related to the scope of services outlined in this proposal are estimated riot to exceed $ 12,000
plus out -of- pocket expenses. Our fees are based on the estimated hours required to complete the project, the skill
• levels of assigned personnel and the scope of services set forth in this proposal. However, based upon the final
scope of services requested, the estimated professional fees are subject to change.
Timing
We are prepared to commence this engagement immediately upon acceptance of this proposal. The elapsed time for
the completion of the engagement is estimated to be approximately four to six weeks. Timis timeframe allows for a
presentation of the results of the study, submission of preliminary drafts for review and holding formal progress
meetings.
Our proje schedule is, of course, dependent on your availability for interviews and discussions, receipt of
requested materials and review time of.the report for approval. We have allowed a two -day response time for
requests for meetings, documents, as well as for approval of recommendations.
Conditions of Our Work
Any findings and recommendations presented as a part of this engagement will reflect analysis: of primary and
secondary information including information provided by the City, Economic Development Authority and Earle
Brown Heritage Center. Information provide by third parities will not be audited or verified, unless othenvise
noted, and will be assumed to be correct. As any projected information provided as a part of this engagement is
• based on various trends and assumptions, there will be differences between the information presented and actual
I_,^_.gym i7 77174 7I_r.IT 1� =. 7 _ ..-: i Q:=. i i- IT
Ms. Judith L. Bergeland
November 7, 1996
Page 6 of 6
• results because events and circumstances frequently do not occur as expected, and those differences may be
material.
CSL will make no representation or warranty as to the accuracy or completeness of the information contained within
any of our reports, including any estimates, and shall have no IiabiIity for any representations (expressed or implied)
contained in, or for any omissions from, such reports.
Any finding or recommendation made by CSL will be based on the scope of services as defined herein. CSI, cannot
be held responsible for any future marketing efforts and/or other management actions on which the future
performance of the facilities will depend. The work performed as a part of this engagement is intended solely to
assist representatives of the City, Authority and Center in evaluating operational issues associated with the Center
and should not be used for any other purpose.
We trust this proposal demonstrates our experience and dedication to your satisfaction. Should you have any
questions concerning this proposal or desire additional information, pleas: do not hesitate to call Bill Rhoda at
553 -9700.
Sincerely,
•
CSL International
The arranuements described above are acceptable to us and set forth the satisfactory basis which to proceed with
this engagement.
Judith L. Bergeland
Date
Xid
i 1 • e� % �0 1� :0 1 �� 1 N I L
• ' Co n ve ntions, o
orn ennt2ons, �p�ou �cLersanr.. International (CSL) is
a leading management advisory and planning firm
specializing in providing consulting services with WL 1'I9ffna&nd
respect to a variety of event facilities. The company
was established for the specific purpose of providing Coyn,endons, Sports & Leiswe
a sourlce 0'. very focused research and expertise in
this industry,
Our Goals
Our overall goal in each assignment is to provide realistic and objective information and significantly
enhance our client's bottom -line through our value -added services in the areas of project planning,
marketing, and financial consulting.
Your IBe1aej s rs
CSL benefits its clients by providing ideas and strategies based on the most recent transactions and
activities in the marketplace. This is extremely valuable because of the significant changes occurring in
the industry, presently existing and over the past five years. Our consultants provide in -depth
information, creative solutions to underlying issues, a thorough analysis of financial implications, and
• various measurements of risk surrounding alternative courses of action. Data and recommendations are
analyzed in a clear concise and easily co m prehensible prehensible manner. CSL P rovides factual data
decision - makers need to make informed decisions in a timely manner.
0U.- .i xpe.r. ence
Our firm is able to provide these services by drawing upon the years of experience of its professional
staff. Being consistently involved in many major transactions throughout the country allows our
professionals to obtain knowledge of both tangible and intangible components of completed transactions,
the reasons for aborted and failed efforts, and changes in the marketplace affecting revenue streams of a
variety of types of sports and event facilities.
Over the past 15 years, members of our firm have assisted a variety of clients with the planning,
development, and operations of convention /conference center facilities. Specifically, members of our
firm have participated in over 50 engagements throughout 25 states and 4 countries ,vith respect to
convention and/or conference center facilities. Additionally, members of our Firm have provided
consulting services with respect to nearly two- thirds of the 115 existing major professional sports
franchises and their related facilities, representing both the public and private sector, as well as numerous
minor league and colles;iate facilities.
•
11%05 %96 18:56 CSL INTL 4 612 569 6320 N0.323 P003
•
We are the Professionals who have the knowledge and expertise to guide your
through the facility development process.
Planning
CSL International brings the experience of over 300 previous engagements to the planning phases of
your project. This experience will help you recognize the issues you will be facing and efficiently
identify solutions to each. Our experience will also help to ensure that you are maximizing the potential
revenues from your development or renovation project.
■ Project Planning - To establish the framework for the initial planning phases of a
project and to design an action plan to bring a project from planning to successful
operation.
s Facility Location/Site Analysis - To determine the optimal location for a given
public assembly facility.
■ Development Assistance - To assist in the development and drafting of Requests for
Proposals related to various aspects of project implementation and to monitor
construction projects to control risk and costs.
■ Facility Design Criteria - To assist in defining optimal size and configuration
criteria for public assembly facility within a given market.
x Management Services - To provide management selection services and develop
formal management plans.
■ Ancillary .Development - To identify the types of retail and service developments
that would optimally serve the patrons of a given facility.
•
11/05 %50 18:58 i:SL INTL a 012 505 0520 N0.323 F004
•
Marketing issues form the basis of any new development project. Our professionals have been
extensively involved in developing marketing strategies and performing market demand analyses for
over 14 years. We will bring both creativity and practicality to your project, providing you with the
necessary foundation to move into subsequent phases.
■ Market Feasibility - To project probable market demand for new or expanded public
assembly facility projects as well as identify appropriate market(s) in which to
compete, upon which financial projections are partially based.
■ Facility Amenities Analysis - Analyses can include detailed telephone surveys,
focus groups, one -on -one interviews, and written questionnaires.
■ Marketing Strategies - To determine a marketing strategy for the primary and
secondary target market segments.
11�'05/SO 18 :58 CSL INTL • 012 563 0320 N0.323 P005
Fin ancial
n
•
The financial issues facing facilities, franchises, public entities and committees today regarding the
public assembly industry and professional sports are both diverse and multi - faceted. The ability to
successfully finance new facilities requires a thorough understanding of both investment criteria and
underwriting requirements of institutions active in the industry. The ability to be competitive financially
as an organization requires thoughtful planning and consideration. Our continuous involvement in the
marketplace finds us in constant contact with these entities, allowing us to provide specific details on
options and what it takes for effective financing, and to keep a facility financially competitive. We have
also provided considerable assistance in developing financial projections and anticipated return on
investment from public assembly projects.
• Financial Analysis - To provide financial analysis of various development and operational
alternatives for a project. This includes evaluating the financial return on investment,
projected cash flow and project financing alternatives.
• Transaction Structuring - To develop alternatives for structuring a transaction including
roles, responsibilities, and financial obligations of the parties involved in the transaction.
• BuylSell Assistance - To assist buyers and sellers in performing due diligence, preparing
• offering information, and negotiating the purchase or sale of facilities.
• Operations Reviews - To review operational performance and characteristics to improve
efficiency and maximize financial/economic results.
• Financial Feasibility - To identify construction and development costs, probable future
revenues and expenses, cash flow, and projected returns on a proposed development. A
significant number of computer financial projection models are available, permitting rapid
and accurate testing of alternatives.
• Lease Negotiations - To provide assistance in negotiating lease terms between parties.
Negotiation assistance often centers around financial, operational, and developmental
responsibilities.
• Economic Impact - To determine the economic, tax, or fiscal impact of planned projects or
programs in terms of jobs, projected revenues and costs, and resultant economic
development opportunities.
• Contract Negotiations - To assist in the selection process and related contract negotiations
for facility advertisers and vendors.
11:'05/56 18:53 CSL INTL 4 612 569 632-0 N0.323 P006
grim
CSL International and members of our staff have assisted numerous clients with respect to planning,
development, and operations of a variety of meeting and exhibition facilities such as convention centers,
conference centers, civic centers, and other such facilities. Specifically, the meeting and exhibition
experience of CSL personnel encompasses over 50 projects throughout 25 states and four countries. A
listing of some of the meeting/exhibition facilities associated with projects which members of our staff
have assisted with is presented in the following exhibit.
CS L ]Firm Mem biers' C®nventamn Center Experience
..
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Ovej - 50 projects 1}'rou,02out
25 states and Y countries e
A more detailed description of our specific convention center, conference center, and other
meeting/exhibition facility - related projects follows.
•
11 i t75% 90 18 : 5 CSL I NTL -i 612 569 63217 NG . 323 F007
•
( C 1R.d 1LR(ff Ho S K ff E '1L
Craig's extensive experience in the public assembly facilities industry includes over 100 consulting assignments in
over 50 cities and six countries. His project experience includes providing consulting services to facility
management, governmental entities, financial institutions and other organizations. Craig is a recognized leader in
the public assembly facilities industry, particularly with respect to convention center development and operations.
Prior to the formation of CSL International, Craig served as the Partner -in- Charge of the Coopers & Lybrand Public
Assembly Facilities consulting group.
Some of the services Craig has provided to the public assembly facilities industry include:
■ Market Feasibility ■ Operations
■ Financial Feasibility ■ Facility Design Criteria
■ Tax Revenue Analysis ■ Management Services
• Economic Impact • ` Ancillary Development
■ Development Assistance • Marketing Strategies
These services have been utilized to assist a diverse base of clients ranging from small municipalities, to large
public. and private joint ventures.
• Craig is a frequent speaker at conventions and forams on topics concerning development, operations and financing
of public assembly facilities. His experience includes public presentations and testifying before legislative and other
public bodies.
Craig received a Bachelor of Arts in Accounting and Business Administration from Augustana College in Rock
Island, Illinois. His professional memberships include: International Association of Auditorium Managers;
American Institute of Certified PubIie Accountants; and the Texas State Society of Certified Public Accountants.
The following is a summary of some of the specific projects Craig has managed or performed for convention/civic
center facilities in recent years. The majority of these projects were completed while Craig served as the
Partner -in- Charge or Senior Manager of the Public Assembly Facilities practice of Coopers & Lybrand.
• Anaheim Convention Gm ter, • Columbus New World Center, • George R. Brown Convention
Anaheim Colwnbus Center Hotel, Houston
• Austin Ccmvention/Civ c Center, ■ Dane Country Expo Center, '■ Grand Wayne Center, Fort Wayne
Austin Madison • Hartford Convention Canter,
• Burlingame Convention Center, ■ Des Moines Convention Facilities, Hartford
Burlingame Des Moines a Hilton Head Cultural Center,
• Calgary Convention Center, ■ Ernest Monal Convention Center, Hilton Head
Calgmy New O • Hotel Roanoke Conference Center,
• ■ Cervantes Convention Center, ■ Evansville Conference/Convention Roanoke
St. Louis Center, Evansville ■ Kentucky Fair mid Exposition
• Colorado Convention Center, ■ Gatlinburg Convention Center, Center, Louisville
Denver Gadinbu g
•
CERAIG HC SKI
• Las Vegas Convention Center, ■ Mynad Convention Center, • Salt Palace Center,
L= Vegas Ok ahoma City Salt Lake City
• Louisville Convention Center, ■ Newark Trade & Convention ■ Scranton Convention/Civic Center,
Louis►'& Center, Newwk Saxwon
• MECCA1Wisconsin Convention ■ Omaha Civic Auditorium, ■ Sioux City Conference Center,
Center, Mihvaukee Omaha Sio=City
• Mexico City Convention Center, • Rhode Island Convention Center, ■ St. Charles Convention Center,
Mexico City Providence St. Charles
• Minneapolis Convention Center, ■ Roanoke Conference Center, • Washington State Convention &
Mvreapolis Roanoke Trade Center Seattle
• Moorehead Conference Center, ■ Sacramento Convention Center,
bfooreheai Sacramento
•
-- ��• �c io: � l �� i�v i L o c Job oJ�'J NU.'La F
DA V �D P, WELLE
Mr. Welle has over fourteen years of experience in providing consulting services, including over 200 assignments
involving public assembly facility planning. A majority of these assignments have involved strategic planning and
determination of project feasibility. Mr. Welle's experience includes engagements in thirty states and five countries.
David's functional responsibilities have included development of strategic plans for premium seating programs,
comprehensive financial planning models, contract negotiations, financial structuring, public- private venture
formulation, market analyses, expert witness services, and analytical review assistance. He has represented both
public and private sector clients.
David is a frequent speaker at conventions and forums on topics concerning public assembly facility planning and
operations. Mr. Welle holds an M.B.A. from the University of Denver and a B.A. in Accounting from Moorehead
State University. Specific experience related to sports teams' facility development and operations includes the
following:
• Austin Convention/Civic Ce s Kentucky Fair and Exposition ■ Regency Conference Center,
Austin Center, Louisville Green Bay
■ Calgary Convention Center, s Mexico City Convention Center, ■ Salt bake City Convention Center,
CalgwY Mexico City Salt Luke City
• Columbus New World Center,' ■ Minneapolis Convention Center, ■ Salt Palace Cam, Salt Lake City
Cohanb MbMeapolis ■ Sioux City Conference Center,
• Des Moines Convention Facilities, ■ Moorehead Conference Center, Sioux Ci<y
Des Moines Moorehead ■ St. Charles Convention Center,
• Evansville ConferencelC;onvent ion ■ Myrtle Beach Convention Center, St Charles
Center, Evansville Myrtle Beach ■ Washington State Convention &
• Gatiinburg Convention Center, ■ New Orleans Convention Center, Trade Center, Seattle
Gadb7bwy New Orleans
• Hartford Convention Cenn_ er, ■ Omaha Civic Auditorium, Omaha
h'atford
•
11:'05190 19:00 CSL INTL y 012 509 6320 N0.323 P010
•
IBM IL L R H 0 D�
I rq ec t Mana
Mr. Rhoda's consulting experience has included a wide variety of consulting engagements, including projects for
convention centers, conference centers, stadiums and arenas. On consulting assignments within the sports,
entertainment and leisure industry, he has assisted clients on projects ranging in size from municipally based
projects to large public/private joint ventures.
BiIl's experience has included performing the following types of analyses:
■ Valuation Assistance ■ Franchise Acquisition
a Financial Modeling ■ Economic Impacts
■ Financial Feasibility ■ Marken Demand
■ Revenue and Expense Forecasting a Facility Site Selection
■ Cash Flow Evaluation ■ Facility Design
The results of his work have included detailed reports on facility planning, development recommendations,
financing options and financial feasibility. The following is a summary of some of the specific projects in which
Bill has been actively involved
• Anaheim Convention Center, a Legends Field, Tampa Bay a Performing Arcs Theater, Houston
Anaheim ■ Lone Star Jockey Club, Dallas ■ Pontiac SAlvendome, Pontiac
• Austin Minor League Baseball a Madison Square GardenStadium, Orchard Park
Stadium, Austin , A'�' York ■ Rich S
• Charlotte Coliseum, Chculotte
■ MCI Center, Washington D. C a Scranton Conference Center,
• Colorado Springs Civic Cam, a McNichols Arena, Denver Scranton
Colorado *rings
■ MECCA/Wisconsin Convention ■ Seattle Kingdome, Seattle
• Dallas Mavericks New Arena, Cam,' kee a Seattle Mariners New Stadium,
Dallas a Megaplex, Boston Seattle
• Delta Center, Salt Lake Ciry
N Mile High Stadium, Denver a CoreStates Center, Philadelphia
■ Minneapolis Convention Center, a San Antonio Spurs New Arena, San
• Detroit Lions New Stadium, Detroit
• Dallas Motor Speedway, Dallas bfuvaeapolis Antonio
• Eau Clain: Civic Center,
■ Muki- purpose Facility, Houston a St Charles Convention Center, St
Charles
Eau Claire ■ Municipal Staliurn, Jacksonville
■ New RFK Stadium, Alezclrania a Station 21 Arena, Kansas City
• Foxboro Stadium, Foxboro ■ TWA Dome, St Louis
• Hartford NFL Stadium, Hartford N New York Yankees New Stadium,
New York ■ Washington State Convention &
• Ice Palace, Twnpa Trade Center, Seattle
■ Korea Exhibition Center, Seoul ■ New York Mets New Stadium,
New York
• LA Sports Arena, Los Angeles
Prior to joining CSL International in 1996, Mr. Rhoda was a senior consultant in Coopers & Lybrand's Sports,
Entertainment and Leisure consulting group. Bill received a B.S.B.A. in Finance with a minor in International
Business from the University of Tulsa. His background also includes participation as an athlete at the NCAA
Division I level.
•
J KUNZ
Project Manager
Ms. Kunz has extensive public assembly experience including such analyses as a market demand analysis for
premium seating at the new Miami Heat Arena and the new Seattle Mariners' Ballpark; a detailed feasibility study
for the new West Valley City Arena for the 2000 Olympics; an economic impact for a potential new civic center in
Eau Claire, Wisconsin; an analysis for the potential acquisition of an NHL franchise in the City of Minneapolis; and
a review of operating options for the Metropolitan Sports Facilities Commission at the Metrodome.
Additionally, a list of sotr_e of the specific projects Jeannine has been involved with is provided below:
• Brown County Arena, Green Bay ■ Metropolitan Sports Facilities ■ Northrop Auditorium, Minneapolis
• College of St Catherine New Commission, Minneapolis ■ Reading Arena and Performing Arts
Hockey Arena, St Para' ■ Miami Heat New Arena, Miami Theatre, Reading
• Dallas Mavericks New Arena, • Minneapolis NHL Franchise ■ Regency Conference Center,
Dallas Acquisitian,,W rvreapolis Green Bay
• Des Moines Convention Center, • Minor League Arena, Chicago ■ Seattle Mariners New Stadium,
Des Moires ■ Minor League Arena, St Louis Seattle
• • Eau Claire Civic Center, ■ Minor League Baseball Stadium, • St. Paul NHL Franchise Aquisition,
Eau Claire tea. Rapids St Paul
• Fargodome, Fargo ■ Minor League Hockey Arena, • Sydney Olympic Stadium, Sydey
• Golden Site Warriors New Arena, Stamford ■ Target Center, Mbmeapolir
San FT07 -- co ■ Minor League Hockey Anima, ■ University of Denver New Hockey
• Grand Rapids Civic Cc *r, Lowell Arena, Denver
Grand Rapids ■ Minor League Hockey Arena, ■ University of Minnesota Athletic
• Hollywood Park Stadium, Mississauga Facilities, Minneapolis
Inglewood ■ Nashville Aetna, Nashville • University of Wisconsin, ,114c son
• Kansas City NBA/NHI. Franchise ■ National Guard Armory , ■ USAir Arena, Lando Er
Acquisition, Kansas City ,► #M4POlu ■ War Memorial Arena, Rochester
• L.A. Arena, Las Angehi, ■ New England Patriots New ■ West Valley Arena, Sat Lace City
• Metrodome, ,W neapclis Stadium, Boston
• Xavier University Convocation
Center, Cincinnati
Jeannine graduated from Eastern Michigan University with a Bachelor of Business Administration in Marketing,
with emphasis on Economics and International Business. Additionally, she has been a speaker at conventions
regarding the planning and development of premium seating in sports facilities across the country.
•
FROM 11. 6.1996 8.00 P. 1
l
• DAKOTA ENTERPRISES, INC.
November 5, 1996 By fax: (612) 569 -6320
Tel: (800) 524 -0239
TO: Judith Bergeland
Earl Brown Heritage Center
FROM: Ray W. Ward, CFE
Enclosed is information about myself and DAKOTA ENTE13,1 I have also
enclosed a sample "work plan" that may encompass the project you describe.
As for local references, the following individuals know me and, I believe would
respond positively about me:
• Jerry Bell, Minnesota Twins
William Lester, Ivietrodome
Dennis Alfton, Metrodome
Carl St. Clair, Mankato Arena & Civic Center
Tom Collins, World Figure Skating Tour (612) 831 -2237
Bob Reid, VEE Corporation, (612) 375 -9670
Vince Egan, VEE Corporation (612) 375 -9670
I am also forwarding this material by mail.
Best wishes!
(nine pages faxed)
•
___ _ 18453 CENTER o CASTRO VAt LEY. CA 9454E * 151 1 581 -4979 / 581 -9094 / Fax 581 -0131
FROM 11. 6.1996 3:91 P. 2
DAKOTA ENTERPRISES, INC.
RAY W. WARD, CFE
PROFESSIONAL EXPERIENCE:
1979- Prescnl Dakota Enterprises, Inc. - President
1992- Present Nob Hill Masonic Management, Inc,
Executive Vice President & General Manager
I965 -1989 Oakland- Alameda County Coliseum, Inc.
Executive Vice President, Retired 9/30/89
1967.1997 Coliseum Advertising
General Manager
1983 - Present Oakland- Alameda County Coliseum Foundation
Executive Vice President ( elected Director -1988)
• 1960 -1965 University of California, Santa Barbara
Assistant Athletic Director
p OFESSIONAL ASSQCTATION:
International Association of Auditorium Managers (IAAM) 1968 - ;Board of Directors 1981 -90;
Senior Officer 1986 -90; President 1988 -89; Namcd a (CFE) Certited Facilities Executive 1976;
Trustee IAANi Foundation, 1987 -89, 90 -91, 93-94, 94 -95 & 95 -96; IAAM Charles A. McElravy
Award recipient, August 1992.
Instructor/Regent, School for Public Assembly Facility Management, Oglebay 1988 -1996;
Rae it 1990-1991; ti-
6.
nt s Cltai $ Board f Governors. r Senior Executive Symposium, stum 199.
oa d o Go c o s S o c 9
b e y po ,
Considerable ;,xpericnce as speaker, autltor, participant. Expert witness on industry subjects
since 1968,
EDUCATION:
University of California, Swim Barbara
BA Sociology (1959); MA Political Science (1963)
CORO Foundation
Internship in Public Affairs (1900)
University of Illinois
Professirnal Auditori -um Management Symposium 0974)
Los Angeles Vallcy Collcgc
® AA Sociology 4% Journalism (1955)
IAAM Public Assembly Facility Management School (1989)
_ _ 1845, f I :NTt:k 41 rASTQn VAt i r-V rA QdSar, a 1S1A1 SA1_dQ7Q l SR1.QnQa f F--iv SR1 -n111
FROM 11. 6.1996 8:01 P. 3
•
SUMMARY
Ray Ward, CFE-, joined the under - construction Oakland- Alamcda County Coliseum as Assistant
General Manager in June 1965. During the period October 1990 through August 1987, he served as
Executive Vice President and General Manager. From September 1987 to September 30, 1989 (when he
retired) lie served as Vice President with primary responsibilities for special projects, such as stadium
expansion and long range planning,.
Prior to joining the Coliseum he was Assistant Athletic Director at the University of California,
Santa Barbara, (1960. 1965). He is currently the Executive Vice President/General Manager of the Nob
Hill Masonic Center in San Francisco, the operating company for the California Masonic Memorial
Temple. The Center consists of an auditorium and exhibit hall /meeting room complex. In addition, he
consults on the development, management and operations of public assembly facilities with various clients
in the United States and Europe. He is also called as an expert witness for trials concerning ttte same
topics.
'fie is a graduate of UCSB with a BA in Sociology and a Master's degree in Political Science. He
was also a CORO Foundation Fellow (1960), He has lived in Castro Valley since 1965 with his wife,
R.osemary. They have three grown sons.
Active in the sport and entertainment industry, he is a member of the International Association of
Auditorium Managers (IAAM). He was a four-term Director -at- Large, First and Second Vice President,
President and comhlctcd his term as Immediate Past President in July 1990. In 1976 he was named a
Certified Facilities E (CFE), one of approximately 125 in the world. He is a Regent (1988 -1996)
and was tale Regent's Chair for the IAAM Foundation's School For Public Assembly Facility Management,
July 1990-1991.14e served six tarns as a Trustee of the IAAM Foundation. He was an original member of
the Board of Governors of the IAAM Senior Executive Symposium.
In August 1992, he was named the prestigious Charles A. McElravy Award recipient. This
meritorious award is named in hanor of the founding; organizer of IAA%t and is granted, from titne -to-
time, at the discretion of the Board of Directors, for extraordinary contributions to the Association and the
profession of public assembly management over a number of years.
ve f he Castro Valle •
He 1s involved to the community, having scn�cd as a Trustee o t C y Unified School
District and as a member of the Board of Directors of the Castro Valley Educational Foundation. He has
been a trustee of the Univcrsit, of California Santa Barbara Foundation, an Executive Board member of
the San Francisco Bay Area Council Boy Scouts (for 15 years) and completed his third term as the
President of the Grcatcr Hayward Area Recreation District Foundation in May 1992. He is a Director and
Executive Vice President of the Oakland- Alamcda County Coliseum Foundation. He is also the current
President of the BASS Ticket Foundation, an organization dedicated to providing tickets and
transportation to disadvantaged children and adults in northern California.
8/96
FROM 11. 6.1996 8 :92 P. q
RAY W. WARD, CFE
PRIOR CONSULTING EXPERIENCE
HHH Metrodome, Minneapolis, MN- Advised Stadium authority on architectural /design
concerning general patron flow, functional and physical needs, graphics design and
physical signage alternatives.
Kaohsiung Sports Arena, Kaohsiung, Taiwan- Performed management needs review of
architect's program to include personnel requirements, food and beverage options, parking
arrangements, box office, operational needs and concepts.
Broome County Veterans Memorial Auditorium, Binghamton, NY- Participated in
program development with architect regarding general patron flow, management and
operational analysis needs and concepts.
Reno- Sparks Convention Authority, Reno, NV- Performed graphics design study and
physical signage needs for patron flow analysis for exhibit hall expansion and arena
upgrade.
Peach Tree Associates, Atlanta., Ga.- Reviewed architectural plans for proposed arena
relative to operational needs and management structure.
Columbia Associates, Columbia, Md.- Reviewed architectural plans for proposed arena
relative to operational needs and management structure.
Hartford Civic Center, Hartford, CN- Analyzed proposed box office operating plan
developed by facility; analyzed and recommended promotion and advertising agency
arrangement for facility.
Thomas & Mack Center, UNLV, Las Vegas, NV- participated in tenant contract review
and recommendations for establishing contractual relationships with tenants.
Hung Hom Stadium, Hong Kong- Developed and implemented one week seminar for
operations personnel prior to opening of this new facility.
Shorelands Race Track, Hayward, CA- Develop design and function criteria for all
facilities. Determine operational policies and procedures, staffing levels and management
needs.
City of Sheffield, Sheffield, England- Review, analyze and recommend contract deal points
and negotiating strategies between City and private management firm.
• City of Cologne, Cologne, West Germany- Research and analyze private management firm
relative to potential relationship with City of Cologne.
FROM 11. 6.1995 8 :02 P. 5
• University of Nevada. System, Las Vegas, NV -Expert witness in lawsuit re: altercaticn in
arena parking lot. Testify relative to physical attributes of parking lot and operational
appropriateness of staffing plan and functions.
Oregon Racing Inc, Portland, OR- Review and analyze race track management structure
and personnel for new owners. Recommendations and implementation procedures for
policies and development of strictures for organization and operation of racetrack.
OPEN ATR, Industiebau GN,03H, Freidrichstrafen, West Germany - Review and analyze
potential relationship with private management firm to develop and construct arenas and
stadiums in Europe.
Office of Dome Development, San Antonio, TX- Prepare "deal point" outline and analysis
of options for professional sport franchises in Dome. Review and present alternatives to
management including food & beverage, marketing, promotion and Dome management.
Assist in preparation of RFP's for city. Review and analyze financial projections for
operations of facility.
Fresno Convention Center, Fresno, CA - Performed management and operations review of
organization. Facility consists of arena, exhibit hall /convention center and performing arts
theater. Reviewed documents, interviewed staff, recommended enhancements to program
• in areas of organization, operations and physical needs.
Bay Area Seating Service, Concord, CA - Facility management consultant for major
computerized ticketing firm. Projects include market research, sales presentation
development, organizational, management and operations review, evaluations and
recommendations. General consultation regarding public assembly facility needs.
City of Benicia., Benicia, CA - Consult with City officials concerning viability of major
public assembly .acility development in city. Re view, anal
and recomme n d cc ntract
T s
deal points and negotiating positions and st at ies. g
City of Greensboro, NC - Consult with City officials and community leaders to identify
and clarif y the mission and goals of the City's public assembly facilities. Perform a
�
management and operations review of the Greensboro Coliseum Complex to establish
benchmarks for farther evaluations. Address the issue of the best form of organization
7 r Coliseum C (p ublic vs.
m nt of the Greensboro and Wage e G P EP p rivate).
1?
Miami Arena, Miami, FL - Engaged as expert witness in lawsuit between Miami Arena
and basketball team. Issues include contract interpretations, standards and costs of
operations of arenas, and broadcasting origination fees.
Winterland Pro(luctions, SF, CA - Review and recommend potential marketing and
• promotional opportunities and techniques.
F R�J M
• Ci ty of Tacoma , WA - Engaged as expert witness in lawsuit between City of Tacoma,
private contract security firm and concert promoter (defendants), on one hand, and
parents of young man (plaintiffs) who died at a rock concert in Tacomadome
METRO, Portland, OR - Expert witness in trial for defendants (METRO) in case with
hockey team concerning industry standards and contract intrepretations.
Volume Services, Spartanburg, SC - Expert witness for food service company vs. major
league baseball team in dispute over contract interpretation and industry standards.
Freitas vs. Stageright Productions, inc., San Jose, CA - Expert witness for defendant in
case involving slip and fall on telescoping risers in arena.
Coliseum Consultants, San Leandro, CA - Review plans and specifications of proposal for
waterfront public assembly facility.
Masonic Auditorium, SF, CA - Consult with owners to determine new direction of new
management of facilities. Perform a management & operations review. Recommend
course of action, including program composition, staffing, policies and procedures.
Identify market niches and develop marketing plan. Began implementing
• recommendations, June, 1992.
State Of California (Cow Palace) - Expert witness for defendant First Agricultural District
in case involving crowd control decisions at New Year's Eve concert.
priorconll96
•
1
1
FR0P1 il. 6. 1996 a:a P.
WORK PLAN
Dakota Enterprises' role as a consultant is to bring its public assembly facility
management knowledge and experience to assist the Client evaluate its current situation
and determine the most advantageous form of organization, operations and management
to position itself in the marketplace. This is a role Dakota has fulfilled in other
communities and for other firms in the past. -
Dakota's principal brings the knowledge and long experience gained in dealing
with major public assembly facility organizational, management and operational issues, in
addition to identifying marketing niches and courses of action.
The tasks to accomplish the goals of a review of the current operations, addressing
the form of organization and management and creating a business plan and a marketing
plan concept should include:
IDENTIFY AND REVIEW AVAILABLE MATERIALS
The consultant will need to review available information, data, previous studies, etc.,
provided by the Client. This will acquaint the consultant with more specific information
about the facilities, Client and the community, and maximize the value of an orientation
• trip.
ORIENTATION TRIP
This is a valuable and critical time in the process. Meeting with the facility's
representatives, and others as determined by the Client will narrow the focus of the tasks,
and refine the goals, objectives and primary issues of the project. This visit will include site
inspections and introductions to as many y of the "players" as possible.
Additional data needs will be identified and /or gathered so it can be included in the
review. Working with the Client's representative(s), individuals to be interviewed will be
identified and contacted to set schedules for later meetings. Administrative details can be
addressed in order to finalize such items as the project budget, work tasks, reporting
considerations and a time schedule.
ON SITE INTERVIEWS AND TASKS
Specific, detailed interviews will be conducted with identified individuals. These
persons may include, but are not necessarily limited to: facility personnel, city and
government officials, press, tenants, contractors /concessionaires, Convention and Visitors
• Bureau personnel and community leaders.
FROM 11. 6.1996 8:04 P. a
• Follow -up contacts may occur with these individuals, in person, by telephone or in
writing. It is possible some hey interviews can be accomplished during the orientation
visit. It would be particularly helpfiil to speak with major players early -on so as to be able
to refine and focus future efforts within the parameters most important to the Client and
the community.
CURRENT FACILITIES AND PROGRAM
An assessment of the current facilities and programs should be the starting point of
the review. Any expanded program possibilities which could occur as a result of
operational, management or organizational changes begin with "what is" before moving on
to an examination of "what can be ".
The same is true of the breadth & depth of events and activities. The ability to
deliver the maximum program, while partially dependent upon the physical structures, is
more a function of management within those physical attributes or constraints.
The organization of that management as to which is most advantageous for the
Client, is then addressed within the givens of the physical structures, possible programs,
financial considerations and required relationships with the City, State and community
• bodies. These elements are all evaluated in the context of determining how best to achieve
the most successful & appropriate program for the specific community involved.
This portion of the review includes considerable information gathering, to include
materials on event schedules, attendance, personnel budgets by positions, etc. Information
concerning schedsling policies, marketing, contracts and related management./operations
matters will also be scrutinized.
Telephone interviews with major users, and potential users, will be conducted to
ascertain potential use and to determine what is most desirable in the opinion of the
tenants and potential tenants.
OPERATING INCOME AND EXPENSES
Income and expenses will be reviewed from a historical basis as well as analyzed
for use in projecting potential future results. The analysis will look at events by type and
revenue by sources such as food/beverage, rental, parking, advertising and other sources.
Expenses will be analyzed for appropriateness to the current and projected
programs, considering costs for labor, utilities, contract services, maintenance, repairs,
insurance, marketing, equipment and miscellaneous other costs. Operating and capital
• reserve provisions may also be addressed.
I
OTHER CONSULTING BENEFITS
• Based on the knowledge, experience and contacts in the sport/entertainment,
corporate meeting and convention industry, the consultant expects to provide the benefits
of these resources to the Client during this process. DAKOTA's strength is in the
marketing, operating and management of public assembly facilities. While it addresses the
economics of operating the facilities, it focuses on numbers as management tools, not as
part of a pure accounting analysis. The latter is the domain of accounting firms or staff
accountants.
REPORTS AND RECOMMENDATIONS
During the consulting process, periodic progress reports may be made available
either verbally or in writing, depending on the desires and needs of the Client and the
length and depth of the project. These will be memorandum type reports to the Client. It
is anticipated they will be cumulative in nature, in some instances laying groundwork, or
seeking approvals, which will impact the work to follow.
FINAL REPORT AND RECOMMENDATIONS DRAFT
A draft of the final report, with appropriate recommendations, will be provided the
Client. This will be a part of the validation process to ascertain there are no inaccuracies
• or misunderstandings of fact on the part of the consultant.
FINAL REPORT AND PRESENTATION
The operations review, organization and management analysis and marketing plan
concept, will be provided along with recommendations. The number of copies of this final
report will be determined at the beginning of the project.
The consultant will participate in presentations to whichever groups or individuals
the Client feels are appropriate.
PI-Prop
•
i