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HomeMy WebLinkAbout1988 02-13 EDAP Regular Session EDA AGENDA CITY OF BROOKLYN CENTER FEBRUARY 13, 1989 (following adjournment of the City Council meeting) 1. Call to Order 2. Roll Call 3. Approval of Minutes: a. January 23, 1989 - Special Session 4. Resolutions: a. Approving 2 (Two) Brooklyn Center Economic Development Grant (File Nos. H68 and H69) b. Accepting Contract with Maxfield and Associates for a Housing Study 5. Adjournment J 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 SPECIAL SESSION JANUARY 23, 1989 CITY HALL CALL, TO ORDER The Brooklyn Center Economic Development Authority met in special session and was called to order by President Dean Nyquist at 9:50 p.m. ROLL CALL President Dean Nyquist, Commissioners Gene Lhotka, Celia Scott, Todd Paulson, and Jerry Pedlar. Also present were EDA Director Gerald Splinter, Director of Public Works Sy Knapp, Finance Director Paul Holmlund, Director of Planning and Inspection Ron Warren, City Attorney Charlie LeFevere, EDA Coordinator Brad Hoffman, and Administrative Aide Patti Page. APPROVAL, OF MINUTES - DECEMBER 19 1988 - SPECIAL SESSION There was a motion by Commissioner Lhotka and seconded by Commissioner Scott to approve the minutes of the December 19, 1988, Economic Development Authority meeting. The motion passed unanimously. RESOLUTIONS The EDA Director presented a Resolution Approving Two (2) Brooklyn Center Economic Development Authority Grants (File Nos. H67 and H68). Commissioner Scott stated she would like to remove the second application, file No. H68, and table it for further information. She stated she has some concerns regarding the length of time the applicant has lived at this address. Commissioner Lhotka noted these grants improve the housing stock within the City and also provide some benefits to the owner. RESOLUTION NO 89 -01 Member Gene Lhotka introduced the following resolution and moved its adoption: RESOLUTION APPROVING ONE (1) BROOKLYN CENTER ECONOMIC DEVELOPMENT AUTHORITY GATT (FILE NO. H67) The motion for the adoption of the foregoing resolution was duly seconded by member Jerry Pedlar, and the motion passed unanimously. There was a motion by Commissioner Scott and seconded by Commissioner Pedlar to table consideration of the grant application for file No. H68 until a later date. The motion passed unanimously. The EDA Director presented a Resolution Adjusting Household Income Limits for Eligibility for a Brooklyn Center Home Rehabilitation Grant. The EDA Coordinator briefly reviewed the recommended changes, and he noted these levels have not been changed since the program was initiated in 1978. He noted the City is getting fewer people who are eligible under the current limits. 1/23/89 -1- RESOLUTION NO 89 -02 Member Gene Lhotka introduced the following resolution and moved its adoption: RESOLUTION ADJUSTING HOUSEHOLD INCOME LIMITS FOR ELIGIBILITY FOR A BROOKLYN CENTER HOME REHABILITATION The motion for the adoption of the foregoing resolution was duly seconded by member Celia Scott, and the motion passed unanimously. RESOLUTION NO 89 -03 Member Jerry Pedlar introduced the following resolution and moved its adoption: RESOLUTION AUTHORIZING THE TRANSFER OF COMMUNITY DEVELOPMENT BLOCK GRANT FUNDS TO HENNEPIN COUNTY FOR A HOUSING AND REDEVELOPMENT GRANT The motion for the adoption of the foregoing resolution was duly seconded by member Todd Paulson, and the motion passed unanimously. ADJOURNMENT There was a motion by Commissioner Lhotka and seconded by Commissioner Paulson to adjourn the meeting. The motion passed unanimously. The Brooklyn Center Economic Development Authority meeting adjourned at 10 :07 p.m. President 1/23/89 -2- CITY OF BROOKLYN CENTER council Meeting Date 2/13/89 Agenda Item Number , / 9 7 cl REQUEST FOR COUNCIL CONSIDERATION ITEM DESCRIPTION: Resolution Approving Two (2) Brooklyn Center Economic Development Authority Grants (File Nos. H68 and H69) DEPT. APPR Ap '4& r• rnn -u oordinator Sig ature - title MANAGER'S REVIEW /RECOMMENDATION: No comments to supplement this report Comments below /attached SUMMARY EXPLANATION: (supplemental sheets attached es ) I have received two (2) applications for rehabilitation grants (file nos. H68 and H69). Attached are the applications and recommendations for work to be performed on the homes. 1 recommend approval • by the EDA. This information is private and not available to the general public. RECOMMENDATION: Motion to adopt Resolution Approving Two (2) Brooklyn Center Economic Development Authority Grants (File Nos. H68 and H69). y0, Member introduced the following resolution and moved its adoption: EDA RESOLUTION NO. RESOLUTION APPROVING TWO (2) BROOKLYN CENTER ECONOMIC DEVELOPMENT AUTHORITY GRANTS (FILE NOS H68 AND H69) WHEREAS, the Brooklyn Center Economic Development Authority established a Home Rehabilitation Grant Program to assist low and moderate income individuals in the maintenance and repair of their homes; and WHEREAS, the Brooklyn Center Economic Development Authority has received two (2) applications (file nos. H68 and H69) from eligible individuals to receive grant assistance; and WHEREAS, an inspection by the City of Brooklyn Center has determined that the work is necessary and appropriate under the Brooklyn Center Economic Development Authority Grant Program; and WHEREAS, the estimated cost of the proposed grant applications is estimated at $20,000. NOW, THEREFORE, BE IT RESOLVED by the Brooklyn Center Economic Development Authority that: 1. The Brooklyn Center Economic Development Authority does approve the two (2) housing rehabilitation grant applications (file nos. H68 and H69) as recommended by the staff. 2. That the work be performed as recommended in the request for council consideration form dated February 13, 1989, and that the applicants be directed to obtain the necessary bids for staff review and approval. 3. The project shall not exceed the grant limit of $10,000 per house. Date President The motion for the adoption of the foregoing resolution was duly seconded by member , 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. MEMORANDUM TO: Gerald G. Splinter, City Manager P Y g FROM: Brad Hoffman, EDA Coordinator r DATE: February 10, 1989 SUBJECT: William Talmadge Grant Application At the January 23, 1989, EDA meeting, the rehab grant application of William Talmadge (File No. H68) was held over to review the length of residency of the applicant in Brooklyn Center. As noted in the application, the Talmadge family acquired the home in September 1988 and applied for a grant approximately six (6) weeks later. The confusion over the tax statement suggesting that they may have owned the house longer has been clarified. Applicants are required to submit a tax statement as part of the application. When requesting a copy of the statement, the county automatically puts the name of the current owner as opposed to who the owner might have been when originally issued. The Talmadge's have just acquired the home and requested a grant shortly thereafter. Approximately a year ago, this same question about length of residency and equity came up and was discussed by the housing commission. It was its position that the intent of the grant program was to maintain the city's housing stock and was not specifically directed at individuals. As a result, the commission reconfirmed the original policy of providing grants to income qualified, home owning residents of the City. In other words, if an applicant is homesteading a home in Brooklyn Center and is otherwise eligible, then the could receive a r g y grant. Since this has been our policy, it is my recommendation that this grant be approved. If it is the desire of the EDA to consider changes to the grant program, I would recommend that staff be directed to bring this concern back to the housing commission to reconsider and recommend an appropriate policy change to the EDA. Please note that reference to a specific applicant is private information not available to the public. I will be available Monday evening to discuss this issue. y r URBAN HENNEPIN COUNTY HOUSING REHABILITATION GRANT PROGRAM PROPERTY INSPECTION REPORT H69 CITY COUNCIL DATE: 2 -13 -89 APPLICANT INSPECTION Name Irene Klammer Staff Address 1521 - 73rd Avenue North Date Brooklyn Center, MN 55430 Time Phone 561 -6559 Inspector Building Age: Garage: tITIC,/ 783 URBAN HENNEPIN COUNTY ' HOUSING REHABILITATION .GRANT, PROGRAM. r _ Fr , r. '`''RECEIVE HOMEOWNER APPLICATION FORARANTh '14 +,,- �. Il ,NOV 04'19 iii; �. HOUSEHOLD INF __ • METRO K p � �wi. Ple ase Print �t Name �� /U `c y�`� "jam -nE�� First Flame - -- of Spouse Address Home Phone City� 1ii174� S Zip Code ri - 3OWork Phone # /� City of residence if other than mailing address r'Y Marital Status (check one)rried, single, divorced, separated, widowed Race (check one) White, Black, American Indian /Native Alaskan, Hispanic, Asian or Pacific Islander The information concerning Minority Group Categories is requested for statistical purposes only so that Hennepin County may determine the degree to which its programs are utilized by Minority households. INCOME INFORMATION "Income" means any amount received from the following sources by a Resident. * Any public assistance, * Salaries, including commissions, tips, * VA educational grants bonuses, and overtime pay * Estate or trust income * Rental income * Gains from the sale of * Business profit for self - employed, property or securities including farmers and child care, etc. Pensions and annuities, * Payments received from property being including social security sold on contract for deed * and PERA * All other income received by the Alimony and /or child support household * Interest and dividends List all the residents of your household. Include yourself. Include their ages and their incomes, if any. "RESIDENT" means any person, other than a renter, living in the household for at least nine (9) months of the year, or a person who is claimed as a dependent for income tax purposes. Total number of residents in the household 2 OFFICE USE ONLY income of 4 in household names of ages of residents ; residents ' resident per month source of income verified incomes ,. S S3 7 PF S S� I �y f 1/2 T/jrr�Sgf / /��r S ..Z. 36 S S S S S S S S S S Total Income � Per month = 5 oL per year S y income m D on t) income per year t ASSET INFORMATION ,lti t,the)p; ;h value of assets held by all residents of your household. If money is owed on any item, the value listed should equal the market v, lue,of the;item minus the amount that is owed. OFFICE USE ONLY verified assets 1. CASH on hand .......... ..............................S S �3 2. CASH in checking accounts ...........................5 %� ' � 3 _2 J,1 3. CASH in savings accounts (including those held ..... S __Z S 9 .2 9 7 in trust) 4. Cash value of Securities or U.S. Savings bonds ...... S O $ S. Redemption value of life insurance policies ......... S 6. Current Market Value of real estate, NOT INCLUDING the property to be improved and up to 2 surrounding acres. Include 100% of the outstanding balance owed to you on property sold on Contract for Deed ... S p ; 7. Other personal property (excluding household furnishings, clothing and one personal vehicle) ..... $ TOTAL ASSETS ................. ...........................$ Y"o PROPERTY INFORMATION Provide the following in about the property to be improved with this grant. I. Is your property: ✓ / a single family house; a duplex 2. How many years have you lived in the house? �N 3. What is the approximate age of the house? S "d ' 4. Do you have any outstanding mortgages on the house ? Yes; "/NO If yes, with whom? Amount $ _ + 5. Do you have any outstanding Contract for Deed on the house? Yes; V No If yes, with whom? Amount $ 6. Have you ever received a Housing Rehabilitation Grant before? Yes; No If yes, what type? Amount S Urban Hennepin County or an authorized representative shall have the right to inspect the property to be improved at any time from the date of the Grant upon giving due notice to the occupant(s). Any person who makes a false statement or misrepresentation in connection with the appli- cation for or use of Urban Hennepin County Grant funds shall be subject to a fine or imprisonment, or both, under the provisions of the Minnesota Criminal Code, and /or may be required to return all or part of the Grant Funds to Urban Hennepin County. I, the undersigned, certify subject to penalty under law that the above information is true and correct to the best of my knowledge and belief, and that the provisions stated are accepted and agreed to. b N app scant ignature da te o app cation —�-' Note: All names and financial information provided on this application are considered private data on individuals and are subject to privacy of information provisions, pursuant to State Statute. NOTICE TO CONTRACTORS (1) All successful bidders awarded a contract to perform H.R.A. Grant work in the City of Brooklyn Center shall acquire permits for each specific phase of work to be completed i.e. Building, Plumbing, Heating and Electrical). These permits shall be a "No Charge" permit with the exception of the State surcharge fee. (2) Contractors are also advised to refer to the Table of Contents for easy reference of work to be accomplished with the grant. Example: Part 1 would indicate an item to be bid on the grant. Refer to Page 1 for complete details of Item 1. (3) Attach bid proposal to each set of work proposal forms. (4) Contractor keep one set of work proposal forms and Table of Contents for your record and return one completed set and bid proposal to: Metro HRA Attention 300 Metro Square Building St. Paul, MN 55101 Phone 291 -6596 TABLE OF CONTENTS PART PAGE � ❑x HANDRAIL - GUARDRAIL $ 1 Where required, Height of, Baluster Spacing and Installation, Specification for 2 ❑ INTERIOR - EXTERIOR STAIRS $ 1 Repair or Replacement of, Rise and Run and Installation, Specification for 3 ❑ FOUNDATION: $ 2 Repair of —Tuck Pointing Insulation Installation and Specification for 14 4 ❑ CRAWL SPACE: $ 2 Insu an on of and Vapor Barrier, Installation for 5 ❑ BASEMENT FLOOR $ 2 Repair of 6 ❑ POST AND BEAM: $ 3 Repair of, Replace 7 ❑ ACCESSIBILITY IMPROVEMENT $ 3 For Barrier Free and Handicapped Persons ELECTRICAL: $ 3 Upgrade Service, Unprotected Conductor Washer, Dryer, Hanging Receptacle., Furnace and Kitchen Circuits Wall Receptacle, Ground Fault 4 9 ❑ ELECTRICAL MAST: $ 4 Relocation of 10 MECHANICAL $ 4 , Enclosed Space Ventilation, Replace Furnace Thermostat, Chimney, Registers, Ductwork 11 Q PLUMBING: $ 5 Water Heater Replacement, Cold Water Shut -off, Gas Valve T.P.R. Valve, Vent Connector, Dryer Gas Valve, Dryer 6 Ventilation, Open Gas Device,Well Abandonment, Plugged Sewer, Water Softener, Kitchen Sink Vent, Trap, Water Supply, Lavatory Vent, Trap, Water Supply, Water Closet and Sealing Gasket, Bathtub Vent, Trap, Wall Enclosure, Laundry Tub Vent, Trap, Floor Drain Plumbing Fixture Material and Performance Specifications 7 • for, Drain Tile, Main Water Line Septic System, City Sewer g -1- TABLE OF CONTENTS PART PAGE *12 CEILINGS $ 8 Repair of 1 0 WALLS: $ 8 Repair of 13 Ceiling and Wall Performance and Material Specifications for 9 -1C 14 0 FINISH FLOORS: $ 10 -11 Rep acement of, Performance and Material Specifications for 15 [ EXTERIOR DOORS: $ 11 Repair - Refinish of, Weather Sealing, and Replacement of, Performance Specification for 16 EXTERIOR STORM DOORS: $ 11 Repair - Rep acement of, Material Specification for 17 INTERIOR DOORS $ 12 Repair - Replacement of, Performance and Material Specifications for 18 Q EXTERIOR STORM AND SCREEN WINDOWS $ 13 Repair - Replacement of, Material Specification for 0 9 HOUSE WINDOWS 13 -14 Repair - Refinish of, Weather Sealing of, Replacement of, Material and Performance Specification for 20 INSULATION: $ 14 -15 Attic, Wall, Foundation, Rim Joist Installation, Material and Performance Specification for, Code Requirement 21 0 VENTILATION: $ 15 Provision of Attic, Kitchen, Bathroom, Repair of, Material and Performance Specification for 22 Q EXTERIOR SIDING: $ 16 Installation, Repair or Replacement of, Soffit and Facia, Window, Door and Cornice Trim, Material and Performance Specification for 23 n EXTERIOR PAINTING: $ 17 MaFE'7ia and Performance Specification for 24 GLITTERS AND DOWNSPOUTS: $ 17 Provision for an Replacement of, Material and Performance Specification for 25 ROOFING: $ 18 0 Repa r - Replacement - Removal of, Material and Performance Specification for -2- TABLE OF CONTENTS PART PAGE 26 CHIMNEY Repair - Reline - Replacement of $ 5 -19 27 KITCHEN & BATHROOM CABINETS $ 19 28 SMOKE DETECTORS Installation of $ 20 29 GRADING Material and Placement Specification for, Seeding and $ 20 Sodding of 30 EXTERIOR CONCRETE WORK Replacement - Repair of, Sidewalks, Garage Apron, Etc. $ 20 31 MISCELLANEOUS: $ 20 TOTAL $ Contractor Name: Address: City State Phone: Home Work Homeowner Name: Address: Phone: H# Contractor Signature Date -3- I 1. INSTALL HANDRAIL: [ Basement Stair Front Stair ❑ Rear Stair ❑ Upper Level Stair One handrail shall be installed on stairways 44" or less in width, except that stairways open on one or both sides shall have handrails provided on the open side or sides. Handrails shall not be less than 30 nor more than 34" in height above stair tread. Unenclosed floor, open landings and ramps at a height of over 30 from floor or grade shall have a guardrail. Guardrail shall not be less than 36" in height and shall have intermediate rails or an ornamental pattern such that a sphere 6 in diameter cannot pass through. Materials and finish shall be specified in the Scope of Improvements and installation shall be in compliance with the State Building Codes. ❑ Addition: 2. INTERIOR _ EXTERIOR STAIRS ❑ Repair 77 Basement ❑ Second Storey [] Front ❑ Rear Entrance Stairs [] Replace ❑ Basement ❑ Second Storey ❑ Front Rear Entrance Stairs Stair riser to be a minimum of 4" to a maximum of 7 " high. Stair tread to be a minimum of 11" wide. Wood stair stringer shall be of 2 x 10 nominal stock. Exterior stairs can be of treated stock or concrete having footings 42" minimum below grade. ❑ Addition: -1- 3• REPAIR FOUNDATION: r— All ll ,points shall be completely filled with mortar. 0 Tuck pointing shall be done only after the joints have been raked out to a minimum depth of 1/2" and wetted. Addition: 4. CRAWL SPACE: [] Either insulate perimeter foundation wall to R -11 or floor to a minimum of R -19. A 6 mil. polyethylene plastic vapor barrier shall be installed over dirt area and be weighted by sand, rocks or other non -wood materials. Addition: I 5. BASEMENT FLOOR: [1 Patch holes and large cracks. I Addition: -2- 6. POST AND BEAM ❑ Repair or replace as marked. ❑ Addition: 7. ACCESSIBILITY IMPROVEMENTS ❑ Refer to Minnesota State Building Code Chapter 55 for accessibility architecture specifications. The type and scope of accessibility improvements shall be at the discretion of the Grant Administrator. ❑ Addition: 8. ELECTRICAL: Q Install new U.L. certified 100 amp service panel and circuit breakers. ❑ Relocate unprotected plastic coated conductors to center of wood joist or in metal protective tubing located in ❑ Provide grounded receptacle for: ❑ Washer & Dryer on a separate 20 amp circuit. ❑ Water Softner. ❑ Other Replace hanging light or receptacle with porcelain fixture mounted on an approved box and properly grounded. ❑ Provide separate 15 amp circuit to furnace. ❑ Provide separate 20 amp circuit to kitchen countertop work area receptacles. -3- ELECTRICAL CONTINUED ❑ Add wall receptacle in: O kitchen; ❑ in dining room; ❑ bedroom ❑ bedroom ❑ bedroom ❑ bedroom ❑ living room bathroom ❑ with ❑ without ground fault. ❑ laundry room ® Addition: Change outlets to three - prong, grounded (do entire house). 9. ELECTRICAL MAST; ❑ Relocate ❑ Other ❑ Addition: ALL ELECTRICAL WORK SHALL BE IN COMPLIANCE TO THE NATIONAL ELECTRICAL CODE. 10. MECHANICAL: ❑ Provide ventilation of enclosed furnace space. ❑ Provide heat loss calculation of dwelling and install new heating manufacturer's instructions capable to meet the heat loss. The minimum AFUE shall be listed at 80% and shall include damper efficiency. New appliance shall be AGA or UL listed and orsat tested. -4- x Replace as valve with lever handl ❑ v i h a roved lev handle valve or ball valve P g PP g ❑ Replace vent connector from furnace to chimney with 26 gauge galv. sheet metal vent materials. ❑ Provide combustion air ❑ Provide set back thermostat. ❑ Reline existing Class B Chimney to expel water heater or other gas appliance combustion gases if new heating appliance is vented through the side wall. ❑ Remove ❑ Reline existing Class B Asbestos Chimney. ❑ Add warm air register in ❑ Add return air register in ❑ Add Duct work Addition: Remove incinerator, plug gas line and cap chimney opening_ ALL MECHANICAL WORK SHALL BE IN COMPLIANCE WITH STATE MECHANICAL CODES. 11. PLUMBING Install new gallon energy miser water heater Navin ❑ g gY g AGA or UL listing complete with necessary gas piping tested for leaks, new lever handle gas valve or ball valve, new vent connector sealed and secured at all joints, new temperature pressure relief valve with 3/4 overflow tube extending to 6 11 above finished floor. Water heater shall be warranted for five years. ❑ Install cold water shut off valve on existing water heater. Install approved gas valve on existing water heater. -5- PLUMBING continued ❑ Install temp., pressure, relief valve on existing water heater. Install new vent connector on existing Q g water heater. Install new approved gas valve on gas dryer. ❑ Vent gas dryer to outside air. ❑ Plug or cap open gas valve or fitting located at or near [j Disconnect existing well water and reconnect water service to City water with meter and reconnect electrical ground to City side of water meter. X Well to be properly abandoned, inspected and approved by the State Health Department or City Sanitarian. ❑ Rout out main house sewer and clear stoppage. 1 -1 Repair or replace inoperable water softener. Install new kitchen sink vented to outside air. Q Install new kitchen sink water supply tubes and valves. ❑ Install new kitchen sink trap. (vented to outside air) {_I Install new lavatory sink vented to outside air. Q Install new bathroom lavatory water supply tubes and valves. D Install new bathroom lavatory trap. (vented to outside air -- basement) ❑ Install new bathroom water closet complete with seat and shut off valve. ❑ Install new water closet setting seal gasket. ❑ Install new bathtub vented to outside air. D Install new bathtub waste trap. (vented to outside air) ❑ Install new bathtub wall enclosure and shower curtain rod. ❑ Install new laundry tub vented to outside air. Q Install new laundry tub waste trap. (vented to outside air) ❑ Floor Drain ❑ Inoperable ❑ Install Other: Remove garbage disposal in basement- -cap drain opening. 0 -6- PLUMBING continued ❑ New kitchen sink shall be 33" x 22" self - rimming, unless otherwise specified in the Scope of Improvements. Sink shall be stainless steel or cast iron and faucets shall be either single lever or two handle. a. Garbage disposal is only an acceptable work item in these two circumstances. ❑ 1. reinstallation of existing disposal when installing a new sink. ❑ 2. removing and disposal. ❑ New bathtub shall be cast iron, fiberglas or steel. Faucets shall either be single lever or two handle. Color selection shall be limited white unless specified to match existing color. Installation of a fiberglas tub insert is at the discretion of the Grant Administrator. ❑ New lavatory shall be wall -hung or with vanity. Trap shall be .17 gauge. Color selection shall be limited to white unless specified to match existing color. Refer to Carpentry section for dabinet specification. ❑ New water closet shall be viterous china with close coupled tank, include seat and anti - siphon ballcock. Color selection shall be limited to white unless specified to match existing color. ❑ New laundry tub shall be fiberglas and securely attached to wall or free standing. Faucet shall be stainless steel or brass type and nonthreaded or with a vacuum breaker. ❑ Provide basement interior perimeter wall drain tile system and floor sump pump. Sump pump shall discharge to an exterior french drain or City storm sewer. French drain shall be located a minimum of ft. from foundation wall and be filled with a minimum of cubic feet of 3/4 stone. Stone shall be topped with sod or reseeded to match existing landscape. ❑ Addition: ❑ Provide Municipal Water - House connection to municipal water line shall entail a bid specifying municipal tap -in fee, total length and cost per foot, location and permit. Connect to house supply lines, patch any unnecessary holes incurred where water line enters house, repair any necessary street damage, back fill and mound to allow settlement to previous ground level. Seeding or sodding the ground to match existing or blend in with the adjoining and surrounding work shall be at the discretion of the Grant Administrator. ❑ Addition: -7- PLUMBING continued Provide Septic Sewage System - System shall be specified in the bid and include drawing. Installation shall include testing and permit costs. Connect to house drainage lines, provide reasonable protection to lawn, driveways, etc., back fill and mound to allow settlement to previous ground level. Seeding or sodding the ground to match existing or blend in with the adjoining and surrounding work shall be at the discretion of the Grant Administrator. ❑ Addition: ❑ Provide Municipal Sewer - House connection to municipal sewer line shall entail a bid specifying municipal tap -in fee, total length of line and cost per foot, location and permit. Connect to house drainage lines, patch any unnecessary holes incurred where line enters house, repair any necessary street damage, fill existing septic tank(s) with dirt and back fill and mound to allow settlement to previous ground level. Seeding or sodding the ground to match existing or blend in with the adjoining and surrounding work. Addition: ALL PLUMBING WORK SHALL BE IN COMPLIANCE WITH THE STATE PLUMBING CODE 12. CEILINGS (See General Specification) ❑ Repair Ceiling in Q Kitchen ❑ Dining room ❑ Livingroom ❑ Bathroom rear Bedroom (main floor) ❑ Bedroom ❑ Bedroom ❑ Bedroom ❑ Basement ❑ Basement ❑ Closet bf 13. WALLS (See General Specification) Repair Wall in ❑ Kitchen [] Dining room ❑ Livingroom ❑ Bathroom ❑ Bedroom ❑ Bedroom ❑ Bedroom ❑ Bedroom ❑ Basement ❑ Closet of -8- WALLS continued ❑ Wall and Ceiling Repair General Specification: 1. ff Wherever existing walls or ceilings are to be repaired, the damaged and loose material shall be completely removed and new material shall be sized and installed to match and blend in with the adjoining and surrounding work. All repairs shall be properly prepared to receive the finish application. 2. Plastering - New plastering work shall be installed in compliance with the State Building Codes. 3. Wall Board - shall be installed in compliance with the State Building codes. 4. Perforated Tape Mix - shall comply with the recommendations of the manufacturer. A minimum temperature of 55 degrees Fahrenheit shall be maintained in the room where work is done until the cement is completely dry. 5. Perforated Tape Application - Follow manufacturer's directions. a. Over Joints the tape shall be embedded in cement and covered with a thin layer of cement. A second and third coat shall be applied. Each coat shall be dry before applying the next coat. Each coat shall be featheredged and extended beyond the previous coat (approximately 2 The finish coat shall be sanded lightly and any imperfections filled in prior to any painting and decorating. b. Check to see that all nails have been driven so that their heads are below the surface of the board leaving a dimple in the surface without breaking the paper. Cover the nails dimple with three applications of cement allowing time to dry between each coat. The final coat shall be sanded lightly before application of paint or other decoration. c. Inside corners shall be reinforced with tape embedded in cement finished as specified "Over Joints ". d. Outside corners shall be protected by wood moulding, metal moulding or metal corner reinforcement. Metal corner reinforcement shall be finished with two coats of cement as specified. 6. Waterproof gypsum board shall be used in areas specified in the State Building Code. Install water resistant wall board base in the bath and shower enclosure, and apply wall board with long edge horizontally over the tub, allowing 1/4" space between the board and tub. 7. Adhesive is an acceptable bonding material. Adhesive shall be specified . according to usage and location and applied in strict compliance with the manufacturer's specifications. _q_ WALLS continued 8. Paneling installation shall be 3/16" prefinished paneling of a medium quality installed as per manufacturer's recommendations. Owner shall have choice of paneling color and style. 9. Furring strips - New ceiling shall be installed over 1" x 3" furring strips, 12" on center. When ceiling butts to wood or paneled walls, 3/4" to 1 1/2" cove moulding shall be installed along edge. New walls shall be installed over 1 x 2 furring strips, 16" on center. Any existing baseboard, window or door trim shall be removed and reinstalled or replaced with new trim over new wall material, unless otherwise specified in the Scope of Improvements. New work shall be level and plumb with adjoining and surrounding work. Addition: 14. FINISH FLOORING Replace Floor Covering in Kitchen Diningroom Livingroom Bathroom Bedroom Bedroom Bedroom Bedroom Basement Closet of 1. Existing wood flooring shall be repaired to match existing or blend in with the adjoining and surrounding work. 2. Resilient flooring shall be sheet vinyl or vinyl asbestos tile minimum thickness 1/16 ". Tile shall be medium quality and laid inexact accordance with the manufacturer's specifications. Owner to select color and pattern from readily available selection. 3. Carpet shall be a color and pattern from readily available selection of medium quality and priced carpet. 4. A finished wood, vinyl or metal moulding along edge of flooring shall be installed as part of the finish flooring installation. -10- FLOORING continued 5. Plywood used as subfloor shall be a minimum of 112" thick, nailed to joist spaced 16" on center along intermediate members, installed with outer plies at right angles to the joists and staggered so the end joists in adjacent panels bear on different joists. 6. Underlayment shall be 1/4 structural grade plywood, particle board or untempered hard board placed with smooth side up. [❑ Addition: 15. EXTERIOR DOORS ❑ Repair and Refinish: ❑ Front Door ❑ Rear Door ❑ Side Door ❑ Garage Door ru -; Weather Seal: E , Front Door (❑ Rear Door ❑ Front Storm Door ❑ Rear Storm Door Replace: v Front Door ❑ Rear Door ❑ Garage Door All exterior doors shall be solid core wood or insulated steel and complete with hardware, strike plat and lock set. Installed doors shall be prehung or sized to fit frame complete with stops, weatherstripping and jambs. After trimming and fitting of door, all edges shall be finished to match existing or blend in with the adjoining and surrounding work. 'A door bumper and threshold are included on all exterior doors. 16. EXTERIOR STORM DOOR [] Repair: ❑ Front Storm Door ❑ Side Storm Door ❑ Replace: ❑ Front Storm Door ❑ Side Storm Door Storm doors shall be solid core aluminum or wood with storm and screen inserts and complete with hardware and strike plate. Installed doors shall be sized to fit frame. All edges of wood storm shall be finished to match existing or blend in with the adjoining and surrounding work. -11- 17. INTERIOR DOORS ❑ Repair Door to: ❑ Basement E Bathroom. Bedroom Bedroom ❑ Bedroom ❑ Bedroom ❑ Closet in Replace Door To: Basement ❑ Bathroom U Bedroom C Bedroom ❑ Bedroom Bedroom ❑ Closet in Interior doors shall be hollow core or panel and complete with hardware and strike plate. Installed doors shall be prehung or sized to fit frame complete with stops and jambs. After trimming and fitting of door, all edges shall be finished to match existing or blend in with the adjoining and surrounding work. A door bumper is included on all interior doors. Bathroom door shall be provided with "privacy" lock set. I Addition: d on: I -12- 18. EXTERIOR STORM AND SCREEN WINDOWS ❑ Repair ❑ Replace C Basement ❑ Kitchen ❑ Diningroom ❑ Livingroom ❑ Bathroom F Bedroom Bedroom ❑ Bedroom Q Bedroom Storm windows shall be aluminum combinations of medium quality, unless otherwise specified in the Scope of Improvements. ❑X Bid combination windows for entire house as an alternate to replacement sash. 19. HOUSE WINDOWS Q Repair and Refinish Windows in: ❑ Basement ❑ Kitchen ❑ Diningroom ❑ Livingroom ❑ Bathroom ❑ Bedroom ❑ Bedroom ❑ Bedroom ❑ Bedroom Repair of windows or replacements of frames, sills, sash, trim and hardware shall match existing work in wood, design, dimensions and finish, unless otherwise specified in the Scope of Improvements. Where sash counter balances are to be removed, the area must be insulated properly. Friction guides are acceptable as substitutes. Cotton cord replacement is acceptable. A positive locking device shall be• installed on all windows. All broken glass shall be replaced with new glass, matching existing in size and design and properly reglazed. All excess material shall be removed and all glass left clean. Weather Seal Windows in: ❑ Kitchen ❑ Diningroom ❑ Livingroom ❑ Bathroom ❑ Bedroom ❑ Bedroom ❑ Bedroom ❑ Bedroom ❑ Basement Caulk and weatherstrip around all primary door and window frames, window panes or other locations that lead to an unheated space or which calls for a seal and watertight job. Materials shall be of standard brands and application shall be in exact accordance with the manufacturer's specifications. -13- Replace Window in: (x Kitchen ❑x Diningroom ❑ Livingroom Bathroom rear Bedroom 71 f Bedroom u pper Bedroom 7 upper Bedroom ZI Basement TOTAL: 17 windows, 5 basement Openings of new window units shall be framed to provide a rigid enclosure for the installation of windows. Frames shall be set plumb, level and square within clearance limits. New windows shall match the adjacent windows in design, glass, material and finish, unless otherwise specified in the Scope of Improvements. Installed windows shall be weatherstripped, left clean, tight and weatherproof. A positive locking device shall be installed on all windows. Installed below grade bedroom window used as an excape exit shall have a opening size of not less than 5.7 sq. ft. with a minimum of 24 depth and 20" width. The interior sill height shall not be more than 48" from floor. Exterior of window shall be cleared for exit and when an areawell is installed it shall be of treated wood or galvanized metal. ❑ When a bedroom window unit is replaced, the new unit shall be sized to meet the requirements of the State Buildin g Codes. Pq Addition: Bid vinyl replacement sash for al applicable windows. 20. INSULATION ❑ Insulate attic space to meet a minimum R -38 rating and have a vapor barrier, where accessible. Air chutes shall be installed where there is soffit venting. Provide protection around all recessed lights, junction boxes and chimney. Access opening shall be sized a minimum of 22" x 30 ", framed and insulated. ❑ Insulate exterior walls to a minimum of R -11. Drill holes and blow in insulation between wall studs approximately every 16 on center and below each fire stop. Holes shall be patched to match existing or blend with adjoining and surrounding work. ❑ Insulate exterior foundation with rigid insulation of R -11 to above grade and extend insulation 2' e w b to grade and cover insulation with a non - combustible material. Foundation insulation shall be at the discretion of the Grant Administrator. -14- INSULATION continued ❑ Insulate accessible area rim joist to a minimum of R -19 with vapor barrier facing warm side. ❑ Addition: 21. VENTILATION Provide attic ventilation per Uniform Building Code as follows: Ventilation - where determined necessary by the building official due to atmospheric or climatic conditions, enclosed attics and enclosed rafter spaces formed where ceilings are applied direct to the underside of roof rafters shall have cross ventilation for each separate space by ventilating openings protected against the entrance of rain and snow. The net free ventilating area shall be not less than 1/150 of the area of the space ventilated, except that the area may be 1/300, provided at least 50% of the required ventilating area is provided by ventilators located in the upper portion of the space to be ventilated at least three feet above eave or cornice vents with the balance of the required ventilation provided by eave or cornice vents. The openings shall be covered with corrosion- resistant metal mesh with mesh openings of 1/4 in dimension. Provide kitchen ventilation - Exhaust Fan — kitchen without means of natural or below minimum requirements of ventilation shall be equipped with a mechanical exhaust fan. Installation shall include mounting fan on ceiling, venting through the roof or exterior wall with cap, insulating vent in unheated space and wiring on a separate wall switch. ❑ Repair kitchen ventilation. Provide bathroom ventilation - Exhaust Fan - Bathroom without means of natural or below minimum requirements of ventilation shall be equipped with a mechanical exhaust fan. Installation shall include mouting fan on ceiling, venting through the roof or exterior wall with cap, insulating vent in unheated space and wiring on a separate wall switch. ❑ Repair bathroom ventilation. ❑ Addition: -15- 22. EXTERIOR SIDING Repair or replace all rotten boards and nail down all loose boards or shingles prior to receiving new siding. Side walls shall be furred out if necessary to make walls level, plumb and free from waves, buckles and sags. Installation shall be in strict compliance with the manufacturer's specifications. . ® Existing brick work shall be repaired to match existing or blend in with the adjoining and surrounding work. F3l Reside exterior with .024 gauge, nominal thickness, insulated type aluminum of medium quality or equal. Color selection by owner. Installation shall include window J channel, door channel, inside and outside corners, starter strip, finish mould and caulking. Backing shall be installed under siding and be of proper thickness. All nails and rivets shall be properly secured. Staples shall not be used for installation. Cover all window, door trim and sills with baked enamel aluminum, minimum .019 gauge. Color selection by owner. Lap - Siding shall be minimum 7/16" thick x 16 long, smooth, pre - primed masonite panels. Siding shall be installed with corrosion resistant nails and all ends shall be attached together with H- moulding and sealed with exterior caulking. Lap siding shall extend to 6" above finish grade. Novelty - Cover indicated sections of structure with new wood novelty siding, or other specified material. All joints shall be tight and adjacent end joints shall be staggered. Siding shall be installed over vapor barrier, blend and 0 conform with existing structure. All horizontally applied siding shall be staggered with minimum of two stud spaces. E Cover soffit and fascia with .019 gauge baked enamel aluminum using solid or perforated soffit material. Color selection by owner. Soffit panels shall be secured in channels to eliminate looseness and rattling. Materials shall be lapped for proper drainage and applied Ln full sections. Caulk joints. Staples shall not be used for installation. Addition: -16- 0 23. PAINTING ❑ Repaint exterior siding, cornice, window and door trim including doors and windows as follows: Wood surfaces to be painted shall be cleaned by best means possible to remove loose and scaley paint and rough spots any any obvious oil and /or grease that may be covering existing wood or paint. Where previous coats have chipped and peeled , g the edge shall be feathered to the maximum extent feasible and spot primed with a high quality oil base paint before finish coats are applied. No paint shall be applied until all nail holes have been filled and sanded and all defects in wood work have been eliminated. Paint shall be medium grade and applied according to the manufacturer's specifications and applied to secure full coverage. Use primer where required. Owner to select color from readily available selection. Spray application is not acceptable, unless authorized by the Grant Administrator. ❑X Bid painting existing siding as an alternate to new-siding. 24. GUTTERS AND DOWN SPOUTS ❑ Provide gutters and down spouts as follows: a) New gutters shall be minimum 5 wide .032 gauge aluminum with hangers placed under roofing. b) New downspouts 'shall be minimum 2 x 3 rectangular .020 gauge aluminum. C) Finish of utters g and downspouts shall be a baked on enamel finish. Owner to select color from readily available selection. d) Gutters shall be installed with slight pitch to the downspout. Gutters shall be securely mounted to the roof, 36" or less on center. Downspouts to be installed at one end of gutters and extend 2' at the bottom with extension. Extension or splash block shall be installed when the gutter and downspout system does not directly connect into a drainage system. ❑ Addition: -17- 25. ROOFING Provide new roof per City of Brooklyn Center Handout and as follows: New roofing shall be in compliance with the State Building Codes and Manufacturer's installation instructions. Flashing, plumbing jacks and roof vents shall be checked and replaced with new when damaged, rusted or missing. Drip edge shall be installed along eave edge. All damaged or rotted sheathing boards shall be replaced with new. End joints shall be made over a rafter and all sagging portions of roof shall be corrected. Materials - New roofing shall carry the Class C label of wind resistance from the Underwriter's Laboratories and be applied according to the manufacturer's specifications. The type and weight of the materials used for the roofing shall be in compliance with the State Building Codes. Application - Surfaces to which roofing is to be applied shall be even, sound, thoroughly clean, dry and free from all defects that might affect the quality of application. a) Asphalt Shingles - No more than one overlay of asphalt shingles shall be applied over an existing asphalt shingle roof. Shingles shall be fastened with not less than four nails or staples per shingle. Installed shingles shall be 2354 - 240# 3 -tab self sealing. Roll roofing shall be installed when the slope is 4" or less. Owner to select color of shingles from readily available selection. b) Built -up - Existing roofing material shall be removed down to bare wood. New - d e roofing shall be 4 ply built -up tar and slag or gravel roof, including all new flashing of either metal or asphalt mineral roll material. Roof shall be installed in such a way that there is no ponding water. c) Wood Shingles and Shakes - Repair of existing roof shall match existing or blend in with the adjoining and surrounding work and include a contractor warranty for the repair work. d) Fiberglas - is an acceptable roofing material. P g . 1 Tear off existing roof and remove from site. Q Addition: Reroof house and both garages. Is -18- 26. CHIMNEY Repair or replace missing brick. ❑ Tuck pointing shall be done only after the joints have been raked out to a minimum depth of 1/2" and wetted. Provide masonry chimney mney cap. ❑ Addition: 27. KITCHEN AND BATHROOM CABINETS ❑ Repair damaged kitchen cabinets. ` j Repair damaged bathroom lavatory cabinet. Replace or add kitchen cabinets: New cabinets shall be described in complete detail, including design, dimension, installation and location of top or base units, detail of drawers, doors and shelves, type of material and finish in the Scope of Improvements. The contractor shall submit a drawing of the proposed cabinets. ❑ Replace bathroom lavatory cabinet: Vanity - lavatory base cabinet shall be medium quality. Top shall be approximately 22 wide with 3 11 back splash and covered with formica preformed or self edge top. Imitation moulded marble tops can be used as a substitute. ❑ Replace kitchen cabinet top: Kitchen Counter Top - shall be self edge or self forming formica with 4 backsplash. Separate backsplash material shall match formica counter top material. ❑ Replace bathroom lavatory vanity: Vanity -lavatory base cabinet net shall be medium quality. Top shall be approximately 22" wide with 3 back splash and covered with formica preformed or self edge top. Imitation moulded marble tops can be used as a substitute. ❑ Provide bathroom medicine cabinet: Cabinet - shall be standard size, recessed, or surface mounted, with a minimum of three shelves and mirror. When light fixture is included fixture shall be wired on separate P e wall switch. -19- 28. SMOKE DETECTORS u Install UL listed battery- operated smoke detector per manufacturer's instructions without escape light complete with working batteries. (MAIN FLOOR) I 29. GRADING Provide grade fill as follows: ❑ Grade - Fill material shall be free of debris or other detrimental material. All fill shall be compacted to a density that will avoid damaging settlement to lot improvement. Top soil shall be a minimum of 4 compacted depth and free from stones, debris and other materials detrimental to plants. Slope away from building, 4 11 -6 " over a distance of 3'-4' out from wall. Foundation walls shall extend at least 6 above the finished grade adjacent to the wall at all points. ❑ Seeding and Sodding as required. 0. EXTERIOR 3 0 CONCRETE WORK ❑ Replace crumbled or broken sidewalks. EJ Replace crumbled or broken garage entrance apron. 31. MISCELLANEOUS MEMORANDUM TO: Gerald G. Splinter, City Manager FROM: Brad Hoffman, EDA Coordinator DATE: February 10, 1989 SUBJECT: Contract for Housing Study Recommendation Monday evening it will be recommended that the EDA enter into a contract with Maxfield Research Group, Inc. to do a market analysis of Brooklyn Center's housing stock ten (10) and twenty (20) years out. The study is a Community Development Block Grant project for which $30,000 has been allocated. The intent of the study is to try and look at Brooklyn Center's housing inventory (single family /multiple family) and compare it with future demographic projections and market trends on a neighborhood - by- neighborhood basis. This study is an outgrowth of the Year 2000 Study and should provide the City with a framework from which policy is developed and resources are directed. The study will make recommendations for the City to consider. The end result should be an overall neighborhood-by - neighborhood housing strategy. Phil Cohen, Al Beisner, and I interviewed four (4) companies to conduct this study. Areas considered in the evaluation included cost, completion time, professional capabilities and reputation, report style, and a general understanding of the City's interest. Those interviewed included Maxfield Research Group, Inc., Publicorp, Northwest Planners, and Laventhol and Horwath. Quotes ranged from $20,000 from Publicorp to $29,700 plus expenses from Laventhol and Horwath. The Maxfield quote, including modifications (additions) requested since the proposal, is $24,500 plus expenses not to exceed $1,250. The interviewers' recommendation was reviewed with the housing commission on January 31, 1989. Following its discussion, the commission voted to recommend that Maxfield Research Group, Inc. be awarded the contract for this study. Monday evening I will be available to discuss this matter. i Member introduced the following resolution and moved its adoption: EDA RESOLUTION NO. RESOLUTION ACCEPTING AND APPROVING A CONTRACT WITH MAXFIELD RESEARCH GROUP, INC WHEREAS, the Economic Development Authority (EDA) in and for the City of Brooklyn Center has established a Brooklyn Center housing study to be funded with Community Development Block Grant Funds; and WHEREAS, the EDA has requested proposals for a housing study from professional market analysts; and WHEREAS, the EDA considered such proposals for a housing study, and the proposal from Maxfield Research Group, Inc. in the amount of $24,500 plus expenses is best suited to the needs of the Economic Development Authority. NOW, THEREFORE, BE IT RESOLVED by the Economic Development Authority in and for the City of Brooklyn Center that the Executive Director be authorized to execute an agreement for these services. Date President The motion for the adoption of the foregoing resolution was duly seconded by member , 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. I t [ A PROPOSAL FOR A STUDY OF HOUSING NEEDS IN THE [ CITY OF BROOKLYN CENTER Submitted To: Economic Development Authority Brooklyn Center, Minnesota December 7, 1988 L I� f t_ MAXFIELD { BE CH I RO December 7, 1988 Mr. Brad Hoffman EDA Coordinator City of Brooklyn Center 6301 Shingle Creek Parkway Brooklyn Center, Minnesota 55430 Dear Mr. Hoffman: Maxfield Research Group, Inc. is pleased to have the opportunity of submitting ( a proposal for the City of Brooklyn Center Housing Study. We bring to this program a broad base of residential real estate experience in the Twin Cities, a strong sense of your goals, and the methodology to achieve them. The Economic Development Authority has rightly recognized that the changing demographics of the city's residents will impact the housing market in a drama- tic way over the next 10 to 20 years. Each neighborhood will be affected in a different way based on a number of fac- tors including the age and condition of its housing, type of residents, avail - 10 ability of developable land, etc. As a mature first -ring suburb, Brooklyn Center will face special challenges in meeting the needs of existing residents as well as trying to attract new households in order to remain vital. Our experience in assessing housing market segments and identifying both "ma- cro" trends and "micro" (community and neighborhood) trends lends itself to the objectives you outline in your request. Through our ongoing review of major residential trends in the Twin Cities, and our consulting work on major new residential developments, we keep up -to -date on building and market trends that change the face of communities. This knowledge will enrich the results of our'study of Brooklyn Center's hous- ing needs by providing a clear perspective of opportunities that exist for the community to meet the demand for new types of housing over the coming years. We are confident our enclosed proposal addresses your objectives, and we look forward to making a personal presentation if so requested. Should you have any L questions, please don't hesitate to contact me. We look forward to working with you on this important project for the City of Brooklyn Center. Sincerely, MAXFIELD RESEARCH GROUP, INC. Lee A. I MYf ield i LAM /kjn L Enclosure G= f i 620 KICKERNICK, 430 FIRST AVENUE NORTH 612- 338 -0012 MINNEAPOLIS, MINNESOTA 55401 MAX RE CH RO December 7, 1988 1 1 Mr. Brad Hoffman l EDA Coordinator City of Brooklyn Center 6301 Shingle Creek parkway Brooklyn Center, Minnesota 55430 CONTRACT FOR PROFESSIONAL SERVICES t We propose to develop a position paper for the City of Brooklyn Center which t will identify goals, opportunities, strategies and public policies related to maintaining neighborhood appearance and desirability. With an aging housing stock, and limited vacant land for new housing development, the city must ad- dress these issues in order to maintain its tax base, stabilize its existing housing base, encourage new households to move to Brooklyn Center and existing ( households to remain. SCOPE OF SERVICES Our work program will begin with a review of the Brooklyn Center 2000 plan which addresses community growth and identifies various issues that may face ( Brooklyn Center over the next 20 years. This review is important in that the l Brooklyn Center 2000 plan identifies demographic changes and their effect on the community. The plan also identifies social changes that are occurring in Brooklyn Center (such as a large number of single - parent families); those that will also influence community growth. Once we have examined the 2000 plan and have identified the issues that are of concern to the city and its residents, we will develop an opportunity assess- ment for each Brooklyn Center neighborhood. This assessment will consider the following: 1. Demographic Changes -- We will develop a profile of resi- dents of each of the Brooklyn Center neighborhoods, and de- scribe how this profile will change as residents age in place. This profile will include age, family type, income and occupa- tion. This profile will describe the changing housing needs of the existing population over the next 10 to 20 years. f 620 KICKERNICK, 430 FIRST AVENUE NORTH 612- 338 -0012 MINNEAPOLIS, MINNESOTA 55401 r Mr. Brad Hoffman December 7, 1988 City of Brooklyn Center Page 2 2. Housing Stock and Condition -- We will use city assessor data on housing stock (single- family, multifamily and apart- ments) and condition for each of the.Brooklyn Center neighbor- hoods to develop a profile of existing housing. This inventory will then be contrasted to the housing needs of the existing population over the next 10 to 20 years. By comparing housing needs of existing residents and current housing stock, we will identify the types of housing that will be in demand by Brook- lyn Center residents over the next 10 to 20 years, as well as the types of housing that will become obsolete over this per- iod. The profile of housing will also compare housing price, amenities, and sales and rental trends to the metropolitan area as a whole. We will then describe the types of residents that can be attracted to the obsolete housing in Brooklyn Center, as well as housing needs that could be met in Brooklyn Center with additional housing construction and /or renovation. 3. Traffic Patterns -- We will identify major circulation routes in Brooklyn Center to determine if the existing street system adequately serves local residents, if additional routes are needed, or if some routes need to be re- routed or upgraded to improve community circulation. 4. Community Facilities -- We will inventory community facili- ties such as parks and playgrounds to determine if all neigh- borhoods have adequate open space. We will make recommenda- tions for any areas that need additional open space to create I more livable and attractive neighborhoods. 5. Retail Base -- We will inventory the type and number of neighborhood retail stores in Brooklyn Center to determine if any neighborhood is deficient in retail space. We will make ` recommendations on changes in store mix for existing centers, and identify new retail stores by location that may be needed to provide improved shopping for Brooklyn Center residents. 6. Compatibility With Adjacent Non - Residential Land Uses -- We will review the land use of Brooklyn Center and identify land uses that border residential areas that conflict with residen- tial use. These areas will be discussed and ways of softening these "edges" will be addressed. 7. General Neighborhood Appearance -- We will undertake a general "windshield survey" of Brooklyn Center neighborhoods and comment on perceived appearance and value of each neighbor- __ hood. Combined with the demographic analysis and housing con- dition of the city, we will be able to identify target areas that may need upgrading or areas in need of stabilization. i 1 t Mr. Brad Hoffman December 7, 1988 City. of Brooklyn Center Page 3 8. Perceived Image and Value of Housing in Brooklyn Center -- Through interviews with local Realtors, property managers and others familiar with the community, we will identify the strengths and weaknesses of Brooklyn Center as a community, and its competitiveness with other metropolitan area communities. This will enable us to identify the opportunities for Brooklyn Center to attract new residents to the city, and relate this information to the change in household composition in the city over the next 10 to 20 years, considering its housing stock. Based on the above analyses, we will discuss the changes we foresee for each neighborhood over the next 20 years, and the policies the city might adopt to direct change or maintain the desirability of each neighborhood. This analysis will address various segments of the population, such as young adults, empty - nesters, single - parent families, low- income persons, etc., and identify their housing needs in context with the existing housing stock of the city. In addi- tion to text that discusses the opportunities or needed improvements for each neighborhood, we would also propose to use graphics and photographs to illus- trate development patterns and neighborhood conditions. These graphics and ( photographs can also be used to show improvements or urban design changes that 1 1 may be needed to keep these neighborhoods vital and livable as housing needs change. WORK PRODUCT ( Findings will be presented in a bound report and will incorporate our basic l findings and recommendations as well as graphics and photographs illustrating current conditions and future opportunities. The City of Brooklyn Center will make available to us assessors' records on housing stock by neighborhood, as well as additional documents relating to the Brooklyn Center 2000 plan. COST OF SERVICES The work program we have proposed in the Scope of Services will be undertaken for a cost of Twenty Three Thousand Five Hundred Dollars ($23,500), plus the direct costs incurred for travel, telephone, graphic preparation, and printing. This cost of services is based on our normal hourly charges for research of $40 to $75, and $100 per hour for my time. Any meeting time beyond that set forth in the following task outline requested by the Client will be billed at our normal hourly rates for staff time. A retainer in the amount of Seven Thousand Five Hundred Dollars ($7,500) will be required upon submission of the contract and before commencement of work by Maxfield Research Group, Inc. The remaining portion shall be payable monthly as costs in excess of the retainer are incurred. r Mr. Brad Hoffman December 7, 1988 City'of Brooklyn Center Page 4 COMPLETION TIME The work outlined under Scope of Services will be completed within sixty (60) days of the execution of this contract, unless delayed by unexpected emergen- cies, forces beyond the control of the parties, or by request of one party and acquiescence of the other party. PAYMENT All costs incurred will be payable to Maxfield Research Group, Inc. as speci- fied previously. Any work billed on a monthly basis is payable within fifteen (15) days of receipt of a statement showing the work completed and the cost of the work. To each statement not paid within fifteen (15) days, a finance charge of one and one -half percent (1.5%) per month will be added to the unpaid balance. DISCLAIMER The objective of this research assignment is to gather and analyze as many market components as is reasonable within the time limits and projected staff hours set forth in the Contract for Professional Services. We assume no responsibility for matters legal in character. If sketches or photos of building plans or plats are included in this report, they are to be considered only approximate and are submitted to assist the reader in visual - izing the property. Certain information and statistics contained in this report, or which are basis of information for conclusions contained in this report, were furnished by other independent sources. While we believe this information is reliable, it has not been independently verified by us and we assume no responsibility for its accuracy. The conclusions in this report are based on our best judgments as market re- search consultants. Maxfield Research Group, Inc. disclaims any expressed or implied guarantee, assurance or representation that the projections or conclu- sions will be realized as stated. The results with the proposed project may be achieved, but also may vary from those projected due to changing market condi- tions characteristic of the real estate industry, or a change in facts that were the basis of conclusions in this report, or to other unforeseen circum- stances. This agreement will be construed according to the laws of the State of Minne- sota. i Mr. Brad Hoffman December 7, 1988 City-of Brooklyn Center Page 5 TERMINATION This agreement may be terminated upon written. notification of either party to the other. In the event of termination, the Client will pay Maxfield Research Group, Inc. for staff hours performed at the firm's normal hourly rate, plus expenses incurred. If this proposal meets with your approval, please sign and return one copy to the offices of Maxfield Research Group, Inc. Agreed to this day of 19_ MAXFIELD RESEARCH GROUP, INC. 1 � Lee A. Maxfie CITY OF BROOKLYN CENTER Brad Hoffman LAM /kjn a Mr. Brad Hoffman December 7, 1988 City of Brooklyn Center Page 6 ADDENDUM - This addendum to the contract dated December 7, 1988 for real estate consulting services between the City of Brooklyn Center and Maxfield Research Group, Inc. delineates the specific costs for the lifestyle analysis and direct expenses in addition to the cost of the study for housing needs shown in the contract. Also, for clarification purposes, Maxfield Research Group, Inc. will provide an Executive Summary at the beginning of the final report. 1. Lifestyle Analysis: $1,000.00 Subtotal $1,000.00 2. Direct Expenses: A. Demographic data purchases $ 300.00 B. Graphic preparation 600.00 C. Photocopying* 300.00 i D. Miscellaneous (telephone /mileage) 50.00 Subtotal $1,250.00 TOTAL $2 1 *Includes 25 report copies for the client; extra copies will be billed at a cost of $.15 per page. MAXFIELD RESEARCH GROUP, INC. CITY OF BROOKLYN CENTER Lee A. Maxfield Brad Hoffman LAM /kjn i Company Background Maxfield Research Group, Inc. is a full service market research company serving real estate developers, government agencies, investors and lenders. The firm does consulting on a wide variety of real estate and related developments for residential and commercial projects, financial institutions and health care organizations. The scope of work ranges from hourly consulting to market feasibility studies including attitudinal surveys and focus groups. a The firm was formed in Minneapolis in June 1983 through the merger of the two leading residential real estate consulting flrms in Minnesota. under the leadership of Lee Maxfield, tie former president of Development Concept Corporation, the firm quickly became the premier real estate market research firm in the Upper Midwest. As Maxfield Research Group, Inc. the firm expanded its scope of work to include services for all types of commercial as well as It residential developments. The hallmark of Maxfield Research Group, Inc. is specific recommendations based on extensive primary and secondary research. Our expertise in all areas of real estate development and a close working relationship with clients allows us to define the important market issues for each project. Studies reflect a commitment to thorough examination of the unique factors affecting each development, and our work has earned praise from developers, government agencies, lenders and health care providers. Maxfield Research Group, Inc.'s knowledge and experience as well as genuine enjoyment of our work means that the highest quality research is produced for each of our clients. r RESEARCH AND CONSULTING SERVICES Market Feasibility Studies ^� The most comprehensive of our services is a market feasibility study evaluating the potential of a proposed development in a defined market area. This analysis considers the impact of the site and location, growth trends in the area, the demand for the type of development proposed, and f existing and proposed developments that are competitive. In light of the market analysis, recommendations are made on timing, pricing, product type, amenities, absorption, and marketing considerations. The Feasibility Study is accepted by lenders, limited partners, investors or governmental bodies who require such documentation to satisfy their financing criteria. Preliminary Market Reviews — Planning Studies Preliminary reviews of the marketplace are written as memos or planning studies for clients who are interested in learning about the types of product that are competitive in a specific market area, or markets that are not served but have potential demand. Definitive pricing and product specifications are not included in this level of research; instead we identify concepts and market opportunities for further study, or review projections made by the client. Consulting Services For clients with limited data needs, Maxfield Research Group offers a variety of consulting services. Briefly these services include: ■ Market Area Definition } Findings and conclusions ■ Site /Location Selection are typically summarized ■ Competitive Analysis in memorandum format. IS Site Analysis and Neighborhood Review Time required and cost of ■ Building or Development Walk- Through Consulting services vary according to ■ Focus Groups and Surveys the specific work program. ■ Project Concept and Floor Plan Review Whatever the data needs, ■ Financial Feasibility Review Maxfield Research Group ■ Project "Shops" offers services tailored to ■ Development and Evaluation of Marketing Strategies your specific concept or ■ Updates of Previous Studies project. ■ Project Workouts Expert Testimony and Litigation Support For legal proceedings involving property and market issues, we can provide documentation of relevant trends and analysis of litigation exhibits and reports, as well as expert testimony. Planning and Marketing Coordination Because of our extensive network of professionals in areas such as design, construction, finance and advertising, we also have the expertise to coordinate development and marketing programs. This team approach can be effective in producing a unified strategic plan which ties together complex elements and simplifies the development and marketing process. Cost of Services and Timeframe Our proposals reflect a fixed cost approach to the work program. Before preparing a work outline, we discuss your research requirements in light of budget and time considerations, in order to develop a proposal that best reflects your needs. Completion time for studies will vary depending on the scope of services, depth of research required, and other special circumstances. Our typical turnaround time for a single -use project is thirty (30) days, and up to sixty (60) days for a more involved study. If special circumstances require shorter turnaround, we can prepare preliminary analysis which provides essential information needed for development planning meetings, hearings, and other functions requiring documented research. F An understanding of your needs and a flexible approach to the research program assures - maximum information for each dollar spent. MARKET FEASIBILITY STUDY The Market Feasibility Study is a detailed examination of the factors affecting a specific development project. To determine the viability of your project, and to help you with a successful development plan, the Market Feasibility Study presents the most complete research on demographic trends and the marketing environment. Site Description and Analysis If you have a site for your project, we will review its appropriateness in relation to the type of use planned. Traffic patterns, access, surrounding land use, natural. amenities and neighborhood services are a few important considerations we examine. If you do not have a specific site, we can assist you in locating potential sites suited to your project. Demographic review Growth trends and demographic characteristics of a given area affect the pace of development and type of product which will be successful. Through interviews with community leaders and government officials as well as our own extensive knowledge of development, we delineate a study area considered the prime draw area for your project. Examination of population, household and employment growth and pertinent demographic characteristics such as age, household type and income are basic to a thorough understanding of the marketing environment for any real estate development. Using local, state and federal government data in addition to private data resources and our own research, we analyze trends and determine to what degree the present and future population will demand your product. l Economic Data For many studies, including all commercial Market Feasibility Studies, we examine economic trends related to the specific type of development. We collect data and review the characteristics and growth of retail sales and employment, volume and types of residential and commercial construction, industrial expansion and new businesses. For financial institution studies we examine consumer saving, spending and borrowing trends. Community Growth For all of our residential studies, we review and analyze data on household tenure, housing types and values, and recent housing construction. This data is related to forecast growth and we frequently adjust government projections to reflect local trends. Market Data While growth trends and demographic characteristics are indicative of demand for real estate product, you need to know the current and possible future supply of similar product. We collect data not only on existing projects, but also thoroughly research future supply through interviews with city planners, community and economic development administrators and developers themselves. Our primary research on the existing competitive market and planned projects distinguishes our research product and will give you the most up -to -date analysis of how your project will compete in the marketplace. We include detailed data sheets on product currently available or marketing, not just an overview of selected projects. I! i MARKET FEASIBILITY STUDY Continued Interviews Demographic and economic statistics and competitive data tell most, but not all of the story. We talk directly to people who work in the area where your project will market. Our in -depth interviews elicit first hand knowledge from experienced people directly involved in the marketplace. Depending on the type of study, we interview the director of the Chamber of Commerce, real estate agents, personnel administrators, social service workers and property managers, among others. These interviews often lead us to other areas that need investigation and provide a check against what we discover elsewhere in our research. Financial Feasibility In addition to providing you with a market analysis for your project, you need to know if it is financially feasible. As an addendum, our firm can assist you in preparing pro forma statements based on economic assumptions delineated by the Market Feasibility Study. A cash flow statement is presented exhibiting revenue and expenses projected for up to ten years based on pricing and absorption, with escalation of both income and expenses due to inflation and market trends. Expense calculations are based on actual or industry standards and are assumed to be reasonable estimates. Alternative statements for various financing plans are calculated to arrive at annual and cumulative cash flow projections. This service is also available on a consulting basis apart from a Market Feasibility Study. Conclusions and Recommendations Here is where we tie all the research together, summarizing the critical aspects of study area supply and demand. Whether your project is an office complex, apartment building, retail center, or a large scale mixed -use development, we will highlight the most important considerations of how your project fits into the competitive environment and advise you on a development plan. Combining many years of real estate experience with the research for your study assures you of invaluable recommendations on the viability of your plan and how to proceed with the best chance of success. i 3 TYPES OF STUDIES I; Residential Development Maxfield Research Group is the leading residential research and consulting firm in the upper midwest. We have conducted feasibility studies for rental apartments, condominiums, townhomes, single family developments, and senior housing, and maintain an extensive data base with information on demographics and development trends. A study of a proposed residential development includes such topics as site and location analysis, growth trends in the market area, overall market review, analysis of existing and proposed competitive developments, and recommendations on unit mix, pricing, building concept, demand and absorption, and other { project - specific marketing considerations. We will also provide an analysis of financing considerations or pro forma statements if desired. Because we maintain an ongoing communication with real estate markets, community development agencies and community leaders, we can consistently provide accurate, pertinent information to assist you in making key project decisions. Commercial Development Commercial development is a broad heading which umbrellas many building types —office space, hotel, retail, restaurants, entertainment, and other business and service related facilities. Large scale commercial development is often a mixed -use of many components, including some form of housing. Any commercial project is affected by a number of complex factors. Site selection for a new building, for example, is dependant on in -depth analysis of trade area strength and traffic. Projected commercial growth, vacancies at competitive buildings and planned commercial projects are just some of the economic considerations of site selection. A preliminary site selection study can determine communities with a market need for a specific type of office, retail or service establishment, and available land for development of the project. A market study for retail development would include detailed analysis of resident /consumer shopping patterns, sales volume, traffic counts, and growth trends and would result in specific recommendations on tenant mix, supportable square footage, and leasing rates. We bring to each project years of experience in a variety of commercial developments and communities. Our objective is always to ' prepare the client to make the best possible development decision. Land Use Planning Developing land to its highest and best use potential requires thoughtful examination of the community "ecosystem." Few other topics create more excitement or controversy than land use or redevelopment of an area no longer vital. A variety of disciplines working together is necessary to achieve a program that functions in harmony with the community; one that has long -term benefits and fits the unique surrounding environment. Maxfield Research Group has provides( the important research component for many land use and redevelopment programs, from small neighborhood projects to larger -scale "master- plans" for area revitalization. Working with community agencies, architects, landscape architects and other specialists, we have helped f design practical frameworks for many types of mixed -use developments. Our research is not 7 confined to statistical data, but touches on the human factor through focus groups, surveys and other attitudinal research tools. This primary information increases the ability of planners to implement a program that will be supported and best meets the area's needs. 4 4 F TYPES OF STUDIES Continued Financial Institutions Maxfield Research Group has extensive background in financial institution feasibility studies. These institutions include banks, savings and loan associations, finance companies, and credit unions. In fact, we are recognized as one of the few firms providing this type of research in the Twin Cities area. The demographic analysis focuses on community growth including household, income and employment growth and age and household tenure. Site and location review considers not only the specific site, but also the surrounding neighborhood development, traffic flows, and adjacent land uses. An extensive review of study area competitive facilities' growth and market is compiled. Financial data and operations statistics are typically provided for the previous three to five years. Data indicating financial stability, deposit and loan growth potential are thoroughly reviewed. If desired, we will also review and recommend competitive marketing techniques. The thrust of the study is tailored to the needs of the specific financial institution and is conducted within the application requirements of the appropriate regulatory agency. Health Care A "revolution" in the health care industry has created a highly competitive market environment, as more and more providers compete for an increasingly smaller share of demand. One important factor influencing consumer preference for health services is location. Maxfield Research Group has extensive experience in site selection and market analysis for health care providers, including clinics and hospitals. Services can include a complete market feasibility study, or selected consulting for more focused research needs, including identifying potential markets, site selection, and market surveys. Recommendations take into account existing competitive facilities and planned developments, as well as demographic trends affecting demand for health care services in the study area. Senior Housing { Senior housing has become a hot area in residential development. Long before "retirement housing" became a development buzzword, Maxfield Research Group was studying this emerging market. Today, we are recognized as the leading market research firm for senior housing in the upper midwest. Through our extensive work with many types of senior developments, we have gained a strong understanding of the various target groups within the senior population, of unique factors influencing demand, of the kind of building design features and special amenities most desirable to various senior segments, and promotion techniques that best communicate to potential renters /buyers. The typical research program involves a two phased approach: Phase 1, a market feasibility study, and Phase II, a mail survey. The study includes demographic data on the senior population in the study area, household tenure and housing value, a review of planned and proposed developments as well as current market comparables, and interviews with community resource people involved in senior care. Recommendations are made on the building concept, design, unit mix, special amenities, pricing, demand, absorption and marketing. Phase II of the program is a carefully prepared mail survey to study area seniors, which tests the level of interest and attitudes toward senior housing in general, and at the designated site. This valuable tool provides primary data on preferences regarding all aspects of senior housing design and services, as well as price sensitivity. This two- phased program prepares the developer to bring a well - planned and truly strong product to the increasingly competitive senior housing marketplace. We can also conduct senior focus groups to provide primary information on attitudes, perceptions and housing preferences : of seniors in the speciflc market location of your project. l : I x L. PROFESSIONAL STAFF i Lee A. Maxfield- President Lee A. Maxfield has been a consultant to the real estate industry since 1969, and established his own firm in 1973. Over the years he has worked with leading developers, financial institutions, government groups and others in the planning of a diversity of developments including many of the Twin Cities' major residential and commercial proiects. Under his guidance, the firm has earned a reputation for the accuracy, thoroughness and credibility of its work. Lee received his degree in Building Industry and Real Estate from the University of Denver. He began his work as an analyst for Midwest Planning and Research, Inc., and went on to form Development Concept Corporation prior to Maxfield Research Group, Inc. He has contributed his expertise to the community, serving in leadership roles for various civic and neighborhood groups, and trade associations including: Minnesota Multi- Housing Association (past chairman of the Trends Committee and board member 1986 -1988) and Metropolitan Council Southwest Corridor Light Rail Citizen's Advisory Committee (Co- Chair). As a recognized authority on real estate trends, Lee regularly addresses trade and professional groups, and has instructed real estate courses nationally. He is a licensed real estate broker in Minnesota. He also provides litigation support and serves as an expert witness in cases involving property and market issues. Thomas R. Melchior As a Senior Research Analyst with Maxfield Research Group, Inc., Tom has directed the research program for many types of real estate developments including residential, office, hotel and meeting /banquet projects. He also specializes in analysis of senior housing market trends, and has contributed his expertise to more than 30 senior housing studies since joining the firm in 1983. Tom holds a Bachelor of Science degree from the University of Minnesota in marketing with an emphasis in marketing research. He worked for five years in the marketing research department at the Pillsbury Company, concentrating on survey design and administration. Tom then held several administrative and marketing positions at the Radisson Hotel Corporation before joining Maxfield Research Group, Inc. Tom is a member of the American Demographic Institute and is a licensed real estate agent in the State of Minnesota. Mary C. Bujold Since Mary joined the firm in 1984 as a Market Specialist, she has conducted a wide variety of market studies including housing (rental, condominium and single- family developments), and retail /commercial developments with emphasis on financial institutions. Prior to joining Maxfield Research Group, Inc., Mary held the position of senior field auditor with Fireman's Fund Insurance Companies. She also brings eight years of retail sales and management experience to the firm. Mary's education focused on marketing and research. She received her undergraduate degree from Marquette University in Business Administration, with specializations in Marketing and French. Mary also holds a Masters Degree in Business Administration from the University of a Minnesota and is a licensed real estate agent in the State of Minnesota. 1 c� r t PROFESSIONAL STAFF 4 Elizabeth A. Slocum As Market Analyst and communications specialist, Liz has conducted studies for a diversity of residential and commercial projects both in the Twin Cities and out -state areas. She has worked with developers on new projects, as well as city governments planning for future housing demand. She also provides expertise for special communications projects including marketing and public relations activities. Liz holds a Bachelor of Arts degree in journalism from the College of St. Thomas, and has completed graduate coursework in business communications. Her professional experience includes positions in employee communications, public relations, and promotional marketing. r Thomas G. O'Neil 3 Tom is a Research Analyst, assisting in the gathering and preparation of demographic, economic and primary market data. Tom is a graduate of the University of Minnesota with a Bachelor of Arts degree in Geography. Within his major, his studies focused on factors affecting the development of U.S. metropolitan areas. While in school, Tom was a research assistant for the Geography Department, as well as an intern with the Minneapolis Planning Department. ii Company Memberships and Affiliations Minnesota Multi - Housing Association National Association of Industrial and Office Parks American Demographic Institute Community Association Institute , SELECTED CLIENT LIST ' Developers Financial Services Firms Benson Mecay ABG Financial Services, Inc. Boisclair Corporation Apple Valley National Bank Bor -Son Construction Bank of Tokyo Bossardt- Christenson Corporation Chemical Bank Brighton Development Corporation CIT Financial Services Control Data Corporation Cityside Loan and Thrift CSM Corporation Commercial Credit Plan, Inc. Dominium Group Dai -Ichi Seimei America Corporation Dunbar Development Corporation First Capital Resources Forest City Residential Development First State Bank of Eden Prairie Gittleman Corporation IDS Financial Services, Inc. Glacier Park Development Corporation juran & Moody Housing Alliance Manufacturers Hanover Kajima Development Corporation Meritor Mortgage Kraus - Anderson Merrill Lynch Hubbard Lincoln Properties Midway National Bank M.A. Mortenson Midwest Federal New Horizon Homes Miller & Schroeder Municipals, Inc. Orrin Thompson Homes (U.S. Homes) Minnesota Mutual Life Insurance Ryan Construction Minnesota State Bank Sage Corporation Norwest Bank Scottland, Inc. Piper jaffray Capital Management Sherman Boosalis TCF Banking and Savings Stuart Corporation Washington Federal Savings and Loan Stanton - Harstad Trammell Crow United Properties Community /Non - profit The Wall Companies Augsburg College Community Development Corporation Government Community for Affordable Senior Housing Community Housing and Service Corporation City of Anoka Grand Avenue Business Association City of Brooklyn Center Midway Civic and Commerce Association City of Chanhassen YMCA City of Edina City of Hastings Health Care Organizations City of Maple Grove City of Minneapolis Abbott Northwestern Hospital '1 City of Minnetonka Bethesda Hospital City of Mound Carle Clinic City of Omaha Ebenezer Society City of Richfield Episcopal Corporation for the Elderly City of St. Anthony Haven Homes Health Care Center City of St. Paul Health One City of Sauk Rapids Health Resources Ramsey County Middleton Village Nursing Home r South Dakota Housing Authority St. Benedicts Care Center United Health Resources j� i SELECTED RESIDENTIAL STUDIES — RENTAL Study of Market We reviewed the proposed concept for a new, moderate - Feasibility for Laurel priced rental development on an underutilized portion of _ Village Rental Hennepin Avenue in downtown Minneapolis. Based on Community Downtown demographic factors and market conditions including Minneapolis employment trends, demand projections were made for the p number of new rental units needed through 1990, and recommendations were made on effective positioning of the development to downtown workers through appropriate pricing, unit mix and amenities. Client: Laurel Partners A Study of Rental Based on traffic patterns and market orientation, the Twin Demand in Eleven Twin Cities metropolitan area was divided into eleven sub- markets Cities Sub- Markets for analysis. For each sub- market, we reviewed household and employment growth, historical rental construction, absorption, rent and vacancy trends, and new product activity. We then determined overbuilt and underserved markets and made recommendations on potential market niches in areas with unmet demand. Client: Trammell Crow Residential Market Feasibility for Lenders were cautious about financing an upscale apartment Atrium Place Apartments, development (a conversion of a historic hotel to luxury rental Downtown Detroit, housing) in downtown Detroit, due to declining population Michigan in the city and Detroit's image problems. We focused on primary research on downtown employment and commercial development, as well as the success of three recent new downtown rental developments. Recommendations considered the site and neighborhood characteristics, IL proposed rents, unit mix, amenities, and estimated absorption. Clients: Arnold Cohen and Mentor Mortgage L n o g - Term Market An overview of the Twin Cities rental market; with emphasis Potential for 740 River on short-term and long -term demand for luxury high -rise Drive and Edina Towers units. The two specific properties being considered by the Apartments, St. Paul and client were reviewed and assessed for competitive position, Minneapolis, Minnesota including location, curb appeal, condition of common areas and units. Client: Merrill Lynch Hubbard, Inc., New York Feasibility Studies for For each proposed development, a detailed feasibilty study Rental Developments in was completed for lender review. Recommendations Burnsville, Eden Prairie, considered rental demand in each community, other planned White Bear Lake and and proposed rental projects, target markets, appropriate pricing, amenities, estimated absorption. Client: CSM Woodbury, Minnesota Corporation a� t k SELECTED SENIOR HOUSING STUDIES Market Feasibility Study Detailed demographic and market analysis including in -depth for the Aletha B. Phipps interviews with social service workers, pastors and seniors to Place Senior Housing determine level of demand and market positioning for a planned market rate senior housing development in the Development, Livonia, Detroit suburb of Livonia. Research focused on determining Michigan the housing concept in light of an emerging senior housing market previously skewed toward the frail elderly. Client: Trans Inn Management Market Feasibility Study A mail survey was conducted to determine interest in senior and Attitudinal Survey for housing among members of the Jewish community in Knollwood Place Senior Minneapolis and its western suburbs. A study of Jewish Apartments, St. Louis community needs was reviewed prior to our design, 1 Park Minnesota administration and analysis of a survey of Jewish seniors to determine specific housing needs as well as test possible locations, floor plans and unit and project amenities. A review of demographic data and the competitive market for senior housing was also completed to identify options to the proposed project. Client: Community Housing and Services Corporation Analysis of Demand for a The work program included a review of demographic trends Market Rate Senior in the Chicago area with emphasis in Wilmette, and a review j Housing Project in of market rate senior housing in several sub- markets and in Wilmette, Illinois the primary market area. Our study also addressed a report issued by HUD which determined that the Chicago MSA was a soft market for senior housing. Our evaluation of supply versus demand in specific sub - markets resulted in approval of HUD co- insurance for the subject project. Client: Mentor Mortgage Company Market Feasibility Study Market analysis of a proposed 170 -unit frail care facility for Senior Housing located in western Monroe County, New York, 18 miles west Development, Clarkson of downtown Rochester. In addition to examining (Rochester), New York demographic trends and competitive senior projects in the Rochester metropolitan area, extensive personal interviews were conducted to refine the character of senior housing demand in the area. Research focused on the probability of seniors moving to alternative housing in a rural area. Client: Gibralter Properties Marketing Review of the Analysis of the existing market situation and current ' Existing Parkwood Place positioning of the one year old Parkwood Place luxury senior — Senior Apartments in building in Grand forks. Research focused on the perception Grand Forks, North of the building by the community and its positioning in light Dakota of demographic characteristics of area seniors and market corn p arables. Recommendations were made to lower pricing, change the service package and redo the marketing program to accelerate absorption of unleased units. Client: United Health Resources 1 I ' SELECTED RESIDENTIAL STUDIES - OTHER Study of Market Potential The Wayzata Country Club wanted to market approximately for Housing Development 57 acres of non - utilized land to developers, to raise funds on a Site Near Wayzata for its extensive clubhouse renovation. We examined the Country Club, Wayzata, site's potential for various uses and determined that a Minnesota housing development featuring a mix of attached townhomes, cluster ,homes sand apartments would be the most appropriate use of the site. We also prepared a marketing brochure to aid in selling the site to developers. Client: Wayzata Country Club Market Study A review of townhome sales trends in the for Sherwood Minnetonka /Plymouth market area, with emphasis on target Court Townhomes, markets, buyer preferences, and competitive pricing. The Minnetonka, Minnesota study included an analysis of the client's site and detailed information on new competitive townhome developments, and planned and proposed developments. Our conclusions focused on the most appropriate type of design and pricing to capture demand from townhome target markets. Client: Kingman Dillon Corporation Review of Single - Family To help the client better plan the build -out of their remaining Housing Construction land in each of these communities, we inventoried all single - and Sales Trends in family and townhome developments, including number of Maple Grove, Apple lots platted, number of units built, and the top builders in Valley, , Ea an Woodbury each community by housing value. Eagan, and Cottage Grove, Client: Orrin Thompson Homes Minnesota Overview of Competitive Examination of factors impacting potential for a 220 -unit Housing Market in multifamily residential development in Naples, Florida. Our Naples, Florida focus was on the level of growth projected for Naples through 1990, and the types of housing most successful in meeting demand for the specialized empty- nester market. Client: Lombard Properties Remarketing of Galtier To help better position the project, we conducted interviews Plaza Condominiums, with downtown housing representatives (both rental and for- St. Paul, Minnesota fie) Realtors, and others familiar with the market to elicit information on demand trends, target markets and price - sensitivity. We then estimated the size of the market for downtown luxury condominiums, and recommended new pricing for units as well as a marketing strategy to position the project competitively in the downtown St. Paul housing market. Client: Chemical Bank of New York r i i SELECTED COMMERCIAL STUDIES A Market Analysis for an An analysis providing support for a commercial office and 3 Urban- Retail /Office retail center at the intersection of Snelling and University Center at Snelling and Avenues. Specialty center and office leasing agent and University Avenues, St. community interviews provided the primary data base for Paul, Minnesota development recommendations. Client: Slawik Enterprises Market Review of Retail, An examination of demand for different types of retail Office and development based on analysis of demographic Office /Warehouse characteristics (including growth trends and income), Demand in Coon Rapids, spending patterns and the existing and proposed supply of Minnesota retail space in Anoka County. All retail space in the market area was inventoried, both free - standing retail and stores in shopping centers. The office and office /warehouse market analysis focused on general economic trends and the historic absorption of space in the market area. Market area office and office /warehouse buildings were inventoried with data collected on size, rents, rent concessions, amenities and absorption. A detailed site analysis was included as part of the study. Client: Glacier Park Company Market Feasibility Study The study included an inventory of all office buildings in the for a Proposed Office west suburban office sub - market with data collected on -110 Development in Golden building size, amenities, vacancies, rents, expenses, Valley, Minnesota absorption and lease concessions. In addition to our own calculation of office absorption trends, we also examined market data from other organizations involved in leasing and sale of commercial real estate. Recommendations focused on the proposed concept based on absorption, rents and amenities of comparable projects, taking site attributes into consideration. Client: Bossardt- Christiansen Corporation Highest and Best Use This study provided recommendations for the commercial Study for Undeveloped office and retail development potential of a 100 acre parcel Land located at of land located near a major intersection in Eagan, a rapidly Interstate 35E and growing second -ring Twin Cities suburb. The report provided Yankee Doodle Road a five year historical community development overview linking the City of Eagan's comprehensive plan objectives to Eagan, Minnesota the best future use of the property. This report was also submitted to the City of Eagan during a formal review and update of their comprehensive plan. Client: Petersen, Tews and Squires Remarketing Study of the A mall intercept survey of downtown St. Paul shoppers was Gainer Plaza Retail conducted to elicit data on shopping patterns, perceptions Center, St. Paul, of downtown shopping, and image of Galtier Plaza. Results Minnesota of the survey were analyzed along with demographic and economic data and the existing retail base in downtown St. Paul. Recommendations focused on the type of retail mix most appropriate to increase the potential of Galtier Plaza. Client: Chemical Bank of New York i ' SELECTED GOVERNMENT STUDIES Assessment of Long- An extensive study of downtown area housing needs Term Housing Needs for including analysis of development patterns, profile of Downtown Minneapolis, downtown neighborhoods and residents, review of existing Minnesota and planned housing, and projected demand. Focus groups were conducted with downtown employees and residents to elicit attitudes on downtown as a living location, types of housing preferred, and sensitivity to various housing issues including price and amenities. The study was conducted as part of the city's Metro 2000 plan. Client: City of Minneapolis, Downtown Council. 3 Market Feasibility Study A detailed examination of the supply and demand for for a Proposed Trade meeting and trade show space in the north suburban area of Show Center in Brooklyn Minneapolis. Extensive primary research was conducted to Center, Minnesota determine the level of demand from different market segments utilizing meeting and exhibit space: regional convention groups, consumer trade shows, corporate and community groups. The supply of space was inventoried based on the attraction to the different market segments, including regional convention hotels, market area hotels, and community space such as local colleges, armories and community centers. Recommendations focused on the need for meeting and trade show space based on growth of demand and existing and future competitive facilities as well as the potential for the reuse of the Earle Brown Farm Hippodrome building as a meeting /trade show center. Client: City of Brooklyn Center Study of Need for Rental The studies focused on growth patterns and economic Housing —Rapid City and conditions affecting development and need for new rental Sioux Falls, South Dakota housing in each of these cities. In addition to demographic _ and economic analysis, the rental market was evaluated in light of existing product and vacancies. Key resource people in both the public and private sectors were interviewed on community growth and housing needs. Since completing tY g g p g these studies, Maxfield Research Group, Inc. has been retained by the South Dakota Housing Authority for ongoing consulting to assist in evaluating fair market rents for subsidized housing throughout South Dakota. Client: South Dakota Housing Development Authority. Municipal Liquor Store Examination of the potential for retail liquor sales at Market Review, Anoka, municipal stores in Anoka. The study included an analysis of Minnesota demand based on area growth trends and spending patterns, site characteristics of the two existing stores, inventory of competitive liquor stores in surrounding communities and a price comparison survey of selected products. Recommendations focused on the estimated demand potential of Anoka's stores, the potential for a third store and marketing considerations to maintain market share. Client: City of Anoka d r- SELECTED STUDIES- FINANCIAL INSTITUTIONS Potential for Advisory Analysis of consumer credit market and potential for a bank ' Bank & Trust to provide secured and unsecured personal lines of credit to Company — Minneapolis, clients of IDS Financial Services, Inc. nationwide. The study Minnesota incorporated historical and current data on national consumer debt patterns, borrowing trends, financial services providers, and factors influencing provider selection. Client: IDS Financial Services, Inc. Branch Studies, Cityside A preliminary study targeted several potential market areas Loan and Thrift for new branch facilities. Further studies provided more Company - Minneapolis, detailed demographic and financial data on each selected Minnesota market area, and a plan was developed for a branch network throughout the greater Twin Cities. Each branch was eventually approved and opened. Client: Cityside Loan and Thrift. Application for Bank This study determined the market potential for the Charter, Valley National establishment of a new bank charter. Our analysis included Bank —Apple Valley, site access and visibility, a full demographic review in Minnesota addition to market area employment and income, and deposit and loan growth of market area financial institutions. Conclusions focused on identifying market area deposit potential and a five year projection of deposit levels. Client: Valley National Bank. Application for Detached This study analyzed the market potential for a branch office Facility, first State Bank located in the Calhoun Square Shopping Center. Our report Eden Prairie - Calhoun included a site review, demographic trends, area economic Office- Minneapolis, development, income analysis, deposit and loan growth of Minnesota trade area financial institutions. Conclusions documented trade area deposit potential and provided five year deposit projections for the branch office. Client: First State Bank of Eden Prairie Potential for Bank Office Analysis of the potential to establish a bank office in a new In Energy Park -St. Paul, commercial building located near Bandana Square in Energy Minnesota Park Office /Industrial Park. Our report analyzed the demographic growth trends and recent economic development in the trade area to determine the demand for bank services. In addition, we conducted a competitive — market survey documenting area banks and savings and loans' deposit and loan growth and market share. Conclusions specified trade area deposit potential and expected market share for a detached facility. Client: St. Paul Port Authority