Well, good morning everybody. It isThursday, July 24th, 2025. Don't forget they are dedicating the uh tranquilitygarden at 5:00 today over at the Arnison Acres. Uh this is a call to order of theHousing and Redevelopment Authority of the City of Adina. We've got a specialmeeting this morning. We're going to be working and talking with some proposeddevelopment uh opport developers on proposed development opportunities overat the old public work site. Uh but first um I'm going to ask as I call themeeting order ask our executive director and our city manager Scott Neil to callthe role. >> Thank you your honor. CommissionerRisser >> here.>> Commissioner Jackson >> here.>> Commissioner Agnu >> here.>> Chair Huband >> here. Uh, now is the pledge.I >> pledge algiance to the flag of theUnited States of America and to the republic for which it stands. One nationunder God, indivisible, with liberty and justice for all.>> Thank you everyone. And uh we've got a form of meetingagenda in front of us. Is there anyone who wishes to modify the meeting agenda?Uh is there a motion to approve the meeting agenda as published?>> So moved. >> I second.>> Mr. Agnu or Commissioner Agnu seconds. Commissioner Jackson moves the approvalof the meeting agenda uh as published. Any further discussion? All those infavor of adoption of the meeting agenda, say I.>> I. >> I. Opposed. Carried. The meeting agendais adopted. We're going to have a series of developer presentations this morningwith respect to the potential use of the property owned by the city over uh at5146 Eden Avenue, the old public work site, former public work site. And ourfirst team is going to be starting here about right now. And I'm going to haveour uh uh our community development manager, director, Bill Nundorf,introduce them and start us off here with the uh assessment of all all of theum RFP proposers. >> Yes. Good morning. I just wanted to doto do a very quick intro to set the context for for our special meeting thismorning. Uh over the past several months, uh we we issued an RFP, arequest for proposal um to solicit interest from the real estatedevelopment community uh in the area for the city's old public works site on EdenAvenue. So, of that initial list, uh as a group, the H board narrowed the fieldand selected and invited five different development teams to to learn moreabout. So, we've invited each of those teams to join us this morning. uh we'vetold them they have 30 minutes to present their proposal and to answeryour questions. So the way we have that structured is uh we expect apresentation about 15 minutes or so from the team. Um and that leaves about 15minutes for questions and answers uh from you. Um we're striving to to limitit to 30 minutes because we've got the next team scheduled to be here in in in31 minutes. So, um uh it will be a a revolving door this morning ofpresenters coming in and out. Um our first team this morning, uh in noparticular order, they were selected at random just to to um to get the scheduleput together. Uh but it's a team made up of Hemple, uh Monarch, uh JesterConcepts, and ROS advisers. And so with that, I'll turn it over to the team uhto uh present their their proposal and and have some uh discussion with you.>> Right. Very good. Thank you, Mr. Nondorf.Mr. Cater, welcome. >> Good morning, Mayor Hland and andcouncil members. Appreciate the opportunity to come up and talk to you.I have some notes. I'll refer to them. I just was laughing this morning. My notesare very difficult to read. I was on an airplane writing these last night and wehad a lot of turbulence. So, uh bear with me a little bit here, but uh realexcited to be back in front of you on this site. Um we've assembled a teamhere that I I think I think um the real u uh message here from our team is anumber of principles here. I should step back. I'm the president of HempleCompanies here, 800 Lasal Avenue. I'm a resident of Westy Dina. Um, ourteammate, our team here, uh, includes not only Hemple Companies, a local realestate firm, but Monarch Development Partners, another local developmentcompany that specializes in for sale housing in the Twin Cities here. Andthen Jester Concepts, um, if you're not familiar with them, they they own andoperate Starling Restaurant, Any Dina, and a number of other restaurants in theTwin Cities. And um this team is comprised of principles that have donethousands of units of for sale and for rent housing all over the Twin Cities.You can tell by looking at me, I've been in the business for quite some time. Umand I've I've literally developed probably 3,000 rental and forale uhunits in in my tenure here in in the Twin Cities. Umthis team again, many of its principles live in in Western Adina. And um I thinkour our our initial reaction in responding to this RFP is coming from aplace of trying to help build this side of Edina out and create a neighborhoodhere, something special. It's got all the makings of a neighborhood withretail surrounding it, walkability, uh good access. Um there's some importantthings happening. You put a great I think a great roundabout and you I knowOpus is proceeding with the project across the street. So it has the makingsof um a truly mixeduse area that's walkable and that excites us. Um we alsohave on our team Pete Castroski as an adviser to us at Roos. He's also anEdina resident and so I think have many collective years of experience both inhousing uh in Dina and um as local residents here. Um our plan highlightswe we have proposed 70 forale town home and condominiums here and about 7,500square ft of retail and um we in this particular case um we we we we believethat the forale product really meets what the market wants. I think you'veseen this has been a very difficult time in the marketplace to deliver foralehousing and Edina doesn't really have a lot of available land left. So we thinkthis is a really good opportunity to provide either a step up for peopletrying to get into Edina in a town home setting or maybe a step down Donna outof a single family home and into something as a transitional a way tostay in Edina um and and and turn over their single family home.The retail here would be family oriented uh restaurant which is a nice blend.There's there's a lack of uh quality restaurants in West Dina anyways for thefar westina residents. Um there's olives over on the far edge of Edina here andand and hopefully and I know Brent will do something great here but hopefully wecan have the chance to put together something that's family oriented in thisside of Edina as a complement to Hilltop which has done quite well through theyears. Uh we do plan to deliver 10% of ourunits uh to meet your inclusionary housing goal here. So that's seven unitsout of the 70. Uh Carl Runk here who's the principal at Monarch will talk alittle bit more about the the housing plan. Um, as I said, we see ourselves uhworking with you to create a small neighborhood here that that uh is verydesirable. I think it's a real opportunity. I'm a big fan of infilldevelopment. I've been doing it throughout my career here in the TwinCities. Um, I also want to make a point. Uh, ownership here is is obviously owneroccupied units. We think that's just a completely different feel than renter arenter neighborhood. It it creates more ownership and sense of belonging forpeople. So, we're excited about the energy that owner occupied units wouldbring. And you'll you'll note on our plan here, we get into the detail, wehave really seven cluster buildings. Six of them are housing. And I want to justtalk a little bit in in my remaining time here about why. Um first, first ofall, I was back on the site some time ago with a different firm I ran foryears looking at one large building. And this clustered approach allows us todeliver higher quality units uh in more units uh as a percentage of the totalproject. So imagine six buildings will have 24 corners versus one largebuilding that would have four corners. That means a lot more units get twosides of glass. And we think that's really important. Wouldn't be asimportant in a rental situation, but in an ownership situation, people thinkabout it. They their first home, they want something that isn't just a rental,you know, basically feels like an apartment. So, it really feels differentto have two sides of glass and your and your ownership. It's very walkable thisneighborhood where you can walk up to your front door as opposed to walkingone main door. So, it's more personalized with this cluster ofbuildings. A a second a second thing I want to point out is there's slope onthis site. And um our our concept works with the slope um as opposed to havingto try to amalgamate a a level grade and have a monolithic single structure onthe site. So, one of the most uh u uh exciting things about this and our planfor me was to be able to build something that will have a broken up roof line,different looks, and um generally be of high interest. And that's whathomeowners are looking for. Um if it was delivered in one big format building, inour view, it would feel like a rental community. So, just creates more of aneighborhood by by breaking that up. And I I would uh I definitely want to makethe point it also makes it easier to finance and phase than trying to deliverone large building. In today's environment with financing markets wherethey're at, it's very hard to pre-ell 50 to 60 units to closure financing. So wecan build these projects one or two buildings at a time as we sell units upfront and keep this project moving along. Um,we have set aside green space in our plan and we have also avoided accessfrom Aadia Avenue. Um, I'm frequently uh run through Aadia Avenue to Hilltop forbreakfast in the morning. I I probably see many of you there from time to timeand uh we we don't want to exacerbate what will probably be an increasingly uhbusy road there as other developments proceed. Um, back to the restaurant,that's an integral part of of the community. It creates another amenity onsite. Um, it creates some some excitement and a reason to be here and away for people to walk to and from uh their their owner unit either to thisrestaurant with Brent or across the street to Hilltop. He'll talk about thata little more. And last my last point here before I turn this over is uh, youknow, this team is does see ourselves being local working with the city here.We're not a national developer coming in here to try to do it our way. We viewthis as a partnership trying to put something together that works for thecity as well. So I vow to you that we will be flexible, transparent partnerwith you and uh work work with you to achieve your goals as well. So I'm goingto hand this off now to Carl Runk. Carl um is what I call a marvel at developingforale town homes and condominiums. He's been doing many of these units in the inthe western suburbs. He'll talk about that. Um and uh with with that, Carlwould just step up and follow me. Thank you. Thank you, Mr. Scatter. Before uhMr. Runk starts, I just wanted to thank your whole team uh as I will with everyother team for being interested in this site, being interested in in in Edina asa potential development area. And I I think, you know, it's it doesn't getlost on us that there's time and expense involved in all of these efforts on yourpart. And here you are competing with several other companies, other groups,um for potentially redevelopment of the site. and we're greatly appreciative ofeverything that uh you all do to uh show your interest in being here and yourcreativity uh in that in that regard. >> Thank you. Yeah, we're passionate aboutthis and we see the potential of the Grand View site to be seen to fruitionhere. Um again, I'm Carl Rank. I was going to flip to umslide here. I'm just speaking about um my ownexperiences in the owner occupied um development space. Uh the most recentproject I I just opened six months ago is working really closely with the cityof Excelsier to redevelop their city hall and parking lot site in theirdowntown. And that's that middle image if you can see uh where there's rowhouse. It's broken into seven buildings, not one building with row homes um andthen uh apartment residences there in that case and public parking and greenspace. And so it really took the scale um down to fit in with that historiccontext of Excelsier, which is similar to what I did on the picture right belowthat of the town homes and and the where the North Loop historic district indowntown Minneapolis by the river uh several years ago on that project calledMaverick North Loop. And then uh condominium residences I have underconstruction right now in downtown Mound. You can see with that boat infront of it. Uh those are look like town homeowns, but they're actually one levelliving because there's a lot of people looking at uh one level lifestyle versusa two-level or three-level. Um and then the the 11 condo tower, which was um uhbuilt on the riverfront by the Guthri Theater a few years ago, uh wassomething I spent a number of years on um to really understand the owneroccupied housing space. Is that the city manager's boat out next year right aboutthere? regarding our site plan that Bill washighlighting. I'll just echo some of the themes in here that again we're breakingthis down and there's seven buildings proposed and it steps up with a dramaticchange in the height elevation starting with an activated corner with Brent'srestaurant uh that really follows the guidelines of the district seeking toactivate this area and then two to three story town homes that will line umArcadia on that side that are walkups. You know, you can picture walk up units.like brownstone type units and then towards the north side of the sitefour-story condos with in between them a grand staircase and green space thatconnects to the Grand View pathway and over to the Grand View garage andJerry's and all the retail and restaurants around here. So, it'sintended to be a village and very walkable. Um, and there's a a drivewaythat separates from the railroad burm uh that brings residents up from uh Eden uhto our motorc court for a gracious sense of arrival to the lobbies in each ofthese buildings uh for residents. Um so we're still early in our process interms of the exact floor plans and the exact unit sizes and types, but we arepicturing a variety here that'll attract eino residents seeking to downsize intoeither uh into a town home as a step from a house or condos if they want onelevel living. Um, so we we think we're appealing to a wide variety here. Um, you know, in terms of design, we'renot into that yet. So, if we're selected, we'll work with you and workwith the market and realtors and you dine here to what exactly the taste andpreferences are for these finishes and floor plans to build to today'sstandards. Um, and then like the precedent examples you see here are moreof a modern amenity, modern uh aesthetic. And that might be thedirection we take it, but it's too early to tell yet in terms of but open floorplans, oversized windows, there's a lot of things that we'll take intoconsideration here for maximizing daylight and quality of life forresidents here. Uh with that, I'll turn it over to uhBrent Frederick here. >> Could on the housing, could you justcomment quickly on how you accommodate the parking with the>> um Yes, good point. I'm here. Uh there's a parking uh deck proposed with this theslope of the site. It it lends itself to having a parking deck that's one levelwith the homes and green spaces above that. So we're picturing private youdrive into these little driveways. You can see there on the left side where thedriveway is the main driveway into private garages. And something I've donein my projects, all my condo projects and town projects, is even if it's a apublic garage, it feels like like a concrete garage, you have privatetwotory, two stall garagees you go into as a homeowner. So, we're picturing thatthat you're driving into this and you drive into your personal garage and thenupstairs to your unit or into the elevator to get to your unit in thatcase. But that preserves a lot of green space on that that first floor. And thatfirst floor really ties out with Arcadia Avenue more in terms of the elevationchanges on the site is what we have in mind right now.>> And there'd be tandem garages. >> Uh not tandem, no sidebyside stalls. Umin terms of um >> Well, each unit would have two garages.>> Each unit would have two stalls. Yeah. That the market requirement um is twostalls per unit for this type of product in that case. So that's what we wouldwant to seek to deliver here with each town home and each condo.>> Does each one of those then require a curb cut on Arcadia?>> Uh no. We're proposing zero curb cuts on Arcadia. We're proposing that everyoneenters off of a new uh a curb cut that's off of Eden Avenue there.>> Okay. >> Uh that's next to the railroad burm thatyou're driving up next to the railroad burm and entering into the differentresident entrance points. >> See that? Okay. Thank you.>> Thank you. I'll turn it to Brent. >> Okay. I'm happy to be quick. Uh goodmorning everyone. My name is Brent Frederick, uh owner of uh GestureConcepts. We own about seven uh different locations throughoutMinneapolis, Cina, and Excelsier. Um we are proposing uh a restaurant site herethat um has a nice patio. Uh it has uh access tothe public green space. Um, while the patio might show kind of that southeast, uh, southeast plan, I think there's potential to flip it moretowards the the public space. Um, as you may or may not know, uh, we wereinitially chosen for, uh, the original uh, proposal of the site. We were in themiddle of the site doing a restaurant pad. We had a lot of activation for thepublic space plan, programming for that. That still continues. Um, we believestrongly in a in a in a green space, a public space as well. Um, we believethat we have the parking as well to support this restaurant as well as maybesomebody who wants to come walk their dog in that public space too. Um, wealso envision um kind of a multiconcept uh restaurant site while predominantly Ithink most of the square footage will be taken up as a family restaurant. conceptstill to to be determined, but it'll be approachable and it'll befamilyfriendly. Um, but I think we also see a graband go component here. Maybe asmaller kind of square square footage, maybe uh maybe more of a bakery, maybe aa coffee pastry spot. Um, something for not just the residents in the area, butanyone in Dina to park, grab a pastry. We feel like this site is reallywalkable and you can walk within long as you're not walking on people's, youknow, private property. But um there is this kind of navigation throughout thespace that was that existed in the old plan as well. So I think there were someelements we tried to incorporate from the old plan that um that most of youreally enjoyed um on the on the old site and the old plan. We we incorporatedthem here. So um I will answer any questions if you have them.>> Thanks Mr. Frederick. Questions for Mr. Frederick at this point in time?>> Yes, Commissioner. >> Um yes, thank you. Thank you all for uhthis proposal. It's very interesting with a restaurant. Um one of the thingsthat we hear quite frequently is there's no place for teenagers to go. When yousay familyfriendly, is that something that would you have some things at aprice point where teens could go after a football game or if they want to go outin the afternoon? >> Yeah. Um I have two kids at OG and oneat Benild. So they they were influential in in speaking with me about thisproject a little bit. um they they go to Jerry's quite a bitand they just walk up the hill and they're like, "Dad, can you buildsomething just right there?" I'm like, "I'm sure we can incorporate something."So, the familyfriendly will be truly familyfriendly. It'll be veryapproachable. Um I think we'd like it to be open at least lunch through dinnerand brunch, maybe breakfast. Um we'll we'll just kind of see how that goes,but um we're flexible at this time on what that concept would be. So, yeah.Thanks. >> Okay. >> Anyone else that you want to>> Yeah, I've got some I check with him if he has any otherpresenters. >> Your honor, we're running about uh we'vegot about 10 minutes left. >> Okay, good.>> Hi, I'm Pete Castruski. Um I'm the co-founder of Brocos Advisors. I've beendoing commercial real estate advisory work here in the Twin Cities for almost20 years. Uh born and raised in Edina. Now I'm raising four little girls abouta mile and a half from this site. I've worked with everybody on this team for along period of time. Helped Brent originally with the original Jesterconcept at the previous site as well. Um so just wanted to say our excitement forthis site, how much it means to us and our community in particular that this issomething that we look at most of us here being a Dina residence is a placethat we want to make sure is right for a long-term success of the project as awhole. And I think our team with everyone's background is is uh extremelywell positioned to make sure that we're partnering with you and delivering whatthe city be actually wants and needs because it's directly affecting all ofus as well too. So I'll answer any other questions as well. Otherwise, as a team,we can address any things that come up. >> No, thanks Mr. Kstroski. Stand by. Ithink we'll probably have some questions. Uh Commissioner Agno,>> thank you and thank you all for the presentation this morning. Um myquestion is is more so when looking at the overall site um you talked aboutkind of being able to go building by building to phase into it. If you couldwalk through like which ones you would start with and then as you're kind oftackling that approach, how would you pivot or what would you think about aspotentially a plan B if you know maybe the first three of the buildings getfinanced and purchased and and market changes pivot?Those are great questions, uh, Commissioner Agnu. Um, you know, myquick reaction to that is the site probably breaks up into two develop kindof development pieces. The southern half with the restaurant and then thenorthern half. Um, so I think a pivot could be something that's unique to, andI I don't know if you can see where I point here, but I I really think thefirst three residential buildings in the restaurant want to be developed as closeas possible to the same time, and those may be second or first. I think we justhave to get into those details. And then the north half of the site up against uhthe walkway. Um, that's an important connection. Um, so there's an argumentto start there first. Um, so the short answer, it is going to probably be inphasing, probably two phases, and I'm not quite sure which phase goes firstyet. Yeah. As a segue on that um question,uh, let's talk a little bit about the, um, the financing, the project summary,uh, one of your pages. Uh, on your initial proposal, you had said that thetotal land purchase rates would be 4 million. I'm assuming I'm assumingyou're not thinking the city or the H would be paid in phases. It would besomething that you would take down, purchase, and then you develop it as youdescribed to Commissioner Agnu. >> That's our intent. Yes.>> Okay. And you won't you wouldn't need any public financing to make this?>> We've not asked for any. >> Right. Uh Commissioner Risser,>> I just have one question, but first I want to point out what I really like. Ilove that there is no driveway off of Arcadia since it's such a steep slopeand that was a big concern. So, thank you for just having one driveway. Um, Ireally appreciate the logic of having that along the railway. I think thatmakes so much sense. Really like the four units. Um, I think that is soimportant and something that we need. Uh, when I first looked at the stairwaygoing up, I love that connection connection. Um, part of me was thinkingabout all the slopy pathways that the original thing had. Um, and but the thereality is that pathway across the pedestrian bridge only takes you to theupper deck of the Jerry's parking ramp. And you know, you can't really exit thatspace if you're pushing a stroller or so I there's something veryhonest about that, I think. And it sort of tees things up like you need to beable to go upstairs. Um, there's a lot that I really appreciate.I think the restaurant on the corner makes a lot of sense. I can see, youknow, kids going there before school, after, whatever, depending on how it'sopen. The one question that I had is that in our initial sheet, it said timeto close was one to two years, and then as I look at the information I'm gettingtoday, a different chart said one to three years. And I'm thinking, does thatjust reflect kind of all the stuff going on now?>> Three years would be far too long. Um, you know, we'll uh Mayor Hufflin saidthis really well. We'll have costs uh we call them pursuit costs in our business,putting plans together and advancing through the city process. I we don'twant to pretend that we can move this quickly through the city process. Ithink it'll take some time to make this look and feel the way you want it all tofeel. you own the site. So, um you're the significant stakeholder here as theland owner. Um so, I think that's probably the better part of six to ninemonths in that process. Could go a little longer with neighborhood meetingsand such and then I think after that the project should start. So, I would saythree years would at least would would encompass at least the first phase beingbuilt and completed. >> Great. And I thought I heard that therewere um opportunities for single floor living. Did I hear that correctly?That's >> that's right. We thought a variety of ofhome types was important here. So the condominiums on the north side, you seethose two buildings are one level single level condominium units for sale. Thetown home units are two to three story vertical units in that way. Multi-levelliving like other new homes on have been built around.>> And then one last comment. I I feel like you're reallyappreciating the site for what it is and it is a very complicated site. I alsofeel like so often we get designs coming to us that appear to be in a bubble anddon't acknowledge what's around it and this really feels like it developed in away that was informed by the context. So thank you for that.>> Yeah, thank you. That was our our thinking on that and>> and I think it's fair to say it took us some time to get to that conclusion.>> Yeah, >> we we went through about six plans toget to something that we all felt good about.>> Well, thank you, >> Mr. Jackson.>> Yes, thank you. So, I want to kind of follow off that. So, with thecondominiums, um, I'm concerned about the slope. Youknow, it's a funny site and right now there's a big hole in the ground. So,with the condominiums, will the parking be underneath so that you don't have tohaul in a lot of earth to to get it up to that walkway?>> Correct. Yeah, there with the 38 ft difference uh from the south side, northside, there's a lot of elevation to work with to build the parking with what'swith a hole today and then go vertical from there for the condominium units.And we do have in mind having walk out units to the Grand View pathway withterraces and steps. So those residents who like that, you want to have dogs orpets, they could walk right out to Grand View from their unit is our idea on thecondominiums on the north side. >> Okay, terrific. And then a question I'mgoing to ask everybody, do you have a um estimate of how much permeable surfaceis here? >> Uh at this time, uh Terry Manarch, who'sour landscape architect and planner, uh we haven't calculated that, but umthere's not as much hard surface here because of putting the parkingunderground beneath the town homes and putting the green spaces above thesidewalks. So, it really emphasizes, as you can see, a lot of green andlandscaping in that case, but we'll we could follow up as if we're selected totell you exactly the permeable versus impermeable.>> Well, I'm glad you considered it. Um, and I'm going to ask everybody that samequestion. So, all right. Thank you very much.>> Other questions from Yes, Commissioner Agnu.Back to you. >> One clarification just because of likethe iconic picture you have here. All resident parking is tucked underneathwithout the ability to see kind of those individual garages. And the only likereal surface parking or visible parking is probably visitor parking that I'mseeing up in the north west. Well, no, I'm all misoriented, but and then thethe restaurant parking. Is that correct? >> Yeah, that that's correct by design. Wewe thought this is a better plan that you're not seeing, you know, lots ofgarages that you're you're seeing uh resident, you know, a gracious sense ofarrival to the motor court with resident guest parking right there.>> Yeah, definitely my preference. So, I appreciate that element. Thank you.>> Yeah, Commissioner, go ahead, Commissioner Jackson.>> Yes, thank you. So, one of our goals is sustainability. Tell me what um what youmight incorporate um geothermal or any kind of specific um environmental.>> Um it's a goal of ours. It's too early yet, but you know, you know, energyefficient building systems and native landscaping species and storm watermanagement strategies. There's a lot of strategies that we'll consider. It'sjust too early yet for us to tell you exactly Yeah. what we're thinking.>> Terrific. Thank you. Will that 10% uh mix uh for foraffordability be both town houses and condominiums or>> Yes. Yeah, that's our proposals. That's within the town homes. Um there would bethe 10% of the units and then within the condominiums 10% as well.>> Okay. All right. Uh and then uh I like this you know that kind of common drivevalue you used along your railroad tracks. I think that's a nice way to getsome separation from the from the from the track. That is a consideration ofours that tracks being used more and you know acoustics and you know Wisetta hasa train track going right through the downtown. You might know of lots ofcondominions have been um built and sold there and so we're taking that intoconsideration here as well and trying to buffer these residents from the railroadthere. >> Yes. One place you can see some of thecreativity you've had in the past, Mr. Runk, is down at the down at the 11where you worked. It's a It's not an easy site to work with either, but youput quite a remarkable building up there.>> Thank you. Yeah, >> great space. Um,so another thing that uh, you know, mycolleagues have talked about some of the things I like about it, this wholenotion of creating kind of a um, neighborhood feel and I think one of youdescribed it as a village is where he ended up with from a concept standpoint.I wonder if you might comment on that that a little bit more.Well, I I think the village comes from uh first of all um everybody having adirect entrance into their building, so it's more personalized. I think it alsouh Mayor Hlin is from having owner occupants here. I I just it'll be it'lljust feel differently. The the other thing, and I I'm I'm sort of speculatingon this, but I believe we're going to get firsttime home buyers. I if you lookat the world we're in, it's very hard for people to get into their first homenow. And so, um, without saying this is affordable housing, the market rateunits, it kind of is a way of delivering something more affordable to first-timehome buyers, I think you're seeing more town home development across the metroto to provide that first ownership to to people. I also think it's a goodtransition for people. I mean, my wife and I are empty nesters in three years.We have a girl finishing up at Edina, and I I can't imagine we'd move into onebig building with 150 units. Um, I think we would move into a town home. And ourpreference is of course to stay in Edina. And so I think we're alsoproviding some generational uh housing for folks that that want to stay in thecommunity, be a part of the community, but but but don't want the uh, you know,big single family home anymore, don't need it, right? So that creates avillage. Just having a different age demographic, I think, also creates an apoint of interest in any neighborhood. Right.>> Mr. Chair, we are out of time. >> Okay. I had one more question, butthat's that's fine. >> We would encourage you to um if if we'reselected to tour projects um that we've done, you know, around the metro asexamples that for this site and the the what we did there.>> So, thank you again. >> Yeah. Thanks, Mr. Runk.>> Have a good day. >> Thanks, Mr. Cater. Frederick, it wasgood to see you. Mr. Kstroski, good to see you. Our next presenter has just arrived andwe'll be here in just a moment. All right. all times. I must have missed the one >> if you'd really want to. Exact rivaling you forhere. As we transition, it'll be um we haveeverybody's scheduled, so there might be a little bit of a few moments ofdowntime. Um our next team is Opus Development Group. Um their uh theirproposal will be presented in just a moment. I don't want to steal any oftheir thunder. Um uh but uh uh Nick is here this morning with his team. Theirarchitect is also going to uh is also going to join. And actually we'rerunning about two minutes ahead of schedule. So umwe'll let the team kick off, introduce themselves. As with all teams, um wehave about a we have 30 minute time slot for you.>> We're uh anticipating about 15 minutes for your presentation to learn moreabout you and your proposal. And that leaves about 15 minutes for question andanswer uh and discussion amongst uh the H board uh for you uh about yourproposal. >> Perfect.>> So u Mr. Neil is our timekeeper. Um if you see him uh giving you the side eyeor a big sign uh that means that you're getting very close to your time limitand your presentation is preloaded for you and uh we're looking forward tolearning more. >> Best podium.>> Uh podium mic whichever one you prefer. Yeah.>> Yeah. >> Right.>> And Mr. Neil will not be bashful about giving you a head.>> I'll keep an eye out over here. Uh well, good morning. Great to see you all. Goodto see you, Mr. >> Nick Renean with Opus. Great to be backhere. Uh I've got Jay Forier with Opus as well uh here. And we do have one morecoming. Bob Loken from ESG. Apologies that he's a few minutes late. Uh you'llrecognize Bob. Uh he was part of our team as well for uh the Arcadia buildingacross the street. So um we're going to dive into our concept here uh ratherquickly, but um won't spend a ton of time. You guys are familiar with ourteam um the Opus and ESG team. Everybody on our team had uh some involvement ineither the apartment building or the office building across the street. So,we're obviously very intimately familiar with the area uh understand the smallarea plan and some of the vision of uh the residents of the council of umplanning commission. So, I think we um looked at it from that light and said,you know, what could we do on this site that really enhances um the streetscape,enhances the neighborhood, and and is something that's really a need in thisarea. So, um with that, we'll just kind of jump in and uh Jay, feel free to jumpin at any time as well. Um complicated site as you all know. Um we've got somegrade challenges from kind of uh north to south and um ultimately when welooked at it we felt that creating this neighborhood vibe within uh this GrandView district was really important. We know that now we've got an establishedoffice building across the street that's going to be going in. We've got umAvidor uh to the west and it felt like how could we look at some options ofhousing on the site that uh had some density but wasn't too overly dense andreally felt like a neighborhood feel. So we really looked at optimizing uh thegrade as best as we could. Uh the challenges of the um the grade and thethe new walkway to the north um and just how much we drop from north to south. westarted looking at it and saying, "How can we maximize access to the site,parking, as well as um different types of housing uses?" So, as you'll kind ofsee in in these um plans, and I'll let maybe Jay talk a little bit from anarchitectural standpoint, we really wanted to uh control the massing as muchas we could that we felt was appropriate with what's going on in the area. So,you'll see different levels stepping down um twostory uh spaces, but themajority of the site, if you want to just jump back to the site plan. Oh,that's a good one. that one works. Um, majority of the site is is focused ondifferent uh levels of density of housing. So, I'll call it the southtwothirds of the site. Um, ultimately, um, you'll see is kind of, uh,bifurcated by the drive aisle there. Everything south of that is, um,different levels of housing, different, uh, types of housing that really, Ithink, complement each other well and try to create this neighborhood feel. Wewe know that along Arcadia we want the wider sidewalks, the heavy landscaping,the kind of boulevardesque um approach. So that's how we looked atthe south twothirds. I'll let Jay talk a little bit about that. And then on thenorth side, maybe we'll talk about the housing first and we can come back tothat. But on the north side of the site, we uh we looked at maintaining a uh alarge green space uh as well as a retail restaurant component. So, we'll touch onthat second, but I'll let Jay and Bob, you're all familiar with Bob Loken fromESG as well. Um, I'll let them talk a little bit more about the architectureon the site. >> Yeah, thanks, Mr. Man. I I forgot to dosomething at the very beginning and that was to thank all of you for beinginterested in this site. You know, we're all excited about the new headquartersfor Opus Across the Street and know that'll be starting soon and we'reinterested in seeing how that interacts with the bridge work>> and the movements around the area. But nonetheless, we're really happy to haveyou there from a corporate headquarters standpoint and and your long kind ofassociation with ownership and other families in Edina. But but specialthanks to you for being interested in this site as well and and taking thetime and and and absorbing the expense that you did to make a presentation andcompete with others for uh the work to be done on this 3.3 acre site. So,thanks for that. >> Yeah, thank you very much. We're veryexcited as well about both this project and the project across the street andlook forward to kind of diving into that more. So, thank you. Appreciate.>> Thank you. >> Yeah. Thank you. I think I'm going totouch real quickly on we know that as as Nick touched on the the importance ofthe Grand View framework plan and how that carries through in the the multipleyears that the city has been working to really grow this in a methodical and waythat really delivers for what the city's interests are. And so a lot of thingsthat Nick was touching on that we wanted to reinforce with the site plan aspectswere utilizing the Grand View garage and the new pedestrian link over um from aparking standpoint. The on the north pushing that retail commercialopportunity to the north end of the site where you can kind of see the arc hereum if that's a a building or a private park or whatever that might turn into.Um, but really activating that more commercial feel closer to Hilltop,closer up to the Grand View retail commerce area. And then the prominadegoing down Arcadia. We know we want a wide street, walkable, bikable, reallymake this somewhere that invites all of our neighbors into this area and reallydoesn't push them away. And the scaling of the buildings are supporting that.And then again, the the neighborhoods within it. So we have kind of thatcommercial node on the north. We have that kind of central green between thetown home row homes here in the middle of the lot. And then as you get down tothe south end, a little bit more density, a little bit more kind ofurbanization that'll match kind of the density of the new headquarter buildingacross the road. I'll let Bob maybe touch on the architecture and then wecan take some questions. >> All right. Thank you.>> Great. Thanks for having us. I'd also like to thank the the council and themayor and Bill for creating this unique brief. It's it's fun as an architect.Often the brief we get is um please put as much density as possible within somecertain height limit and you end up with a very blunt blocky building. Knowingthat that wasn't really the case here, it was a it was refreshing to be able toto sort of look at this with new eyes and and really create some someinteresting architecture and provide some some really rare um almost missingmetal um housing types. So, the thing that we really appreciated about umabout this brief was um you know the the um the emphasis on different differentheights of buildings, different styles of buildings. And we tried to embracethat everywhere from um a multi-story apartment building that's that's alittle more um conventional to town homes with detached garages, um walk upflats with tuck under garages. um just a lot of a lot of variety. And and theother thing that we really had fun with was just um changing the the you knowvarying the top of the architecture um to provide something that looks it looksa little bit more accretive like it might have been designed or built overtime rather than rather than one giant development that was just sort of landedlike a UFO. Um and then embracing the Grand View um development framework, wereally focused on trying to activate those street frontages. Even though umthe the majority of the street frontage is primarily housing, what we tried todo was put as many doors on the street as possible with um with outdoor stoopsand patios, ways for to to really enliven that street and try to make itinto a neighborhood. Um, and then obviously the the the kind of themystery object here is the is that north portion of the site, the the thatcommercial area. Um, and we've got we've got broad vision for that, but I thinkwe'd really love to hear more from from this body what what your aspirationsare. I think I think the the inspiration for us was knowing um the ambitions thatthe city has had for this site over time. like that site has always beenearmarked as a as a public uh site. Um and so what we tried to do was knowingthat the knowing that the city was more interested in a in a private uhdevelopment there, what we tried to do was envision um a commercial space thatcould also serve some of those civic goals like gathering um for a variety ofdifferent groups and ages and income levels. And the thing that we kepthitting on was um recreation, whether that be sort oflight recreation from, you know, botchi ball or or bags, maybe even to umsomething a little bit more more physical um and and outdoor focused. Sothat was the vision for that. >> Thank you. >> Excuse me. I think the only thing I'dadd uh to Bob's uh notes on the north is that um you know at the highest level Ithink the idea is some sort of restaurant, some sort of uh componentthat um has that indoor outdoor feel and these are really representative imagesthat we felt could represent something unique and something different that uhreally takes advantage of some of that private green space that also serves thepublic. So how can we look at what that ultimate use is that um that kind ofcaters to both of those needs. So these are some repres representative images ofother projects that we've seen done very well and I think it it it shows just howyou can kind of have both the public or um public using the space but alsohaving that private user there as well. So and then this just gets a little bitdeeper into uh showing some of the density on the site as well. So Bobtalked a lot about the different um housing uses and I think that'ssomething that we're really excited about is instead of just throwing onebuilding on there that just kind of is is a typical apartment building. Thisreally gives you an opportunity to break it up and to have a lot of differentofferings for the neighborhood. So you've got more of the traditionalbuilding to the south, some of the town homes and flats, uh the tuck undergarages. I think it's a really unique way to look at stepping down. Uh, as youall know with the grade challenges, we uh really tried to focus on how could ithow could it feel like it really fit in the site and and was meant to be thereas opposed to um just a building that kind of built into the grade. This Ithink does a really nice job of stepping down. And then I think this image on thetop just kind of shows a really rough idea of of that north parcel and how youcould possibly look at it. That that can be very flexible. And I think that'swhat's exciting for us is just seeing what the market dictates knowing that umyou you don't want to force it. You want something that that the market wants tosee. So we show the building there. That building could grow. It could shrink. Itcould change shape. It could it could move east west. Um I think theflexibility is really important for that to be successful.>> I think that is our last one unless we have anything else. Happy to answer anyquestion. >> Let me turn to my colleagues. But let meask you one quick question. when you when you made your initial submissionand um uh you you had a price point for the value of the property, the value ofthe land, I think was looking back in my m materials, it was 2.25 million, Ithink. Is that is that where you still sit on that?>> Um yeah, I think ultimately the density would drive that. That's that's where wefelt was uh close to market. Um again, the lower density. um open to discussingthat in more detail as well, but that's that's where we drove to with some ofthe density that we're showing here today.>> And it would be traditional financing that you would>> you would take care of. You're you're not looking for any public assistance?>> Uh no. Um the the the north portion was one that we were curious about andhearing more about the private aspect of it and you know, some of the parkinginvolved with that. um we'd we'd possibly open up that conversation if wehad heard that, hey, this really wants to be more of a public park or, youknow, something like that. If it's truly private, um we would we would obviouslywork to understand what that looks like, how we maintain that park. Um but we didnot assume that in our underwriting >> or or in your price point>> or in our price point. >> Yeah. Okay, that's helpful. Thanks. Letme turn to my colleague uh council member or commissioner Jackson.>> Yes. Thank you, Mr. Chair. So um I'm going to ask first the questions thatI'm going to ask everybody and that is um approximately how much permeablesurface is this as a percentage of the site are we looking at?>> Oh and thank you first of all thank you very much for the presentation.>> Welcome >> uh I think we didn't even calculate thatnecessarily um with this sort of quick burn exercise. If I had to guess I wouldguess that maybe more than half is is permeable.>> Okay ter that and that's fine. I know this is really at the beginning. Um andthen the other question is how are you going to um incorporate do you plan toincorporate sustainability aspects into this development?>> Yeah, of course. I mean um there's a lot of the the fact that the buildings don'toccupy the entire footprint allows some unique sustainable uh aspects that thata more dense project wouldn't. like the that open field could allow for um forsome geothermal wells. Um that you know geothermal wells had been becoming moreand more viable until recently but who knows the pendulum may swing again andthey may become more viable. The technology is getting better and better.It's it's just a matter of tax incentives. And then obviously um uhrooftop PV every I think everything we've designed with Opus is is at leastum PV ready if not um having having PV. >> Thank you. And then the when weinitially looked at this um the big stumbling block for me in moving itforward was that it is all rental. Can you talk about whether um this could beum a rentto- own situation or in the future making it an ownershipopportunity? >> Sure. Um and we we had had someconversations with Bill about that as well. Um we are looking at what thoseoptions look like for either a ownership option at the very beginning or to youruh to your comment uh possible conversion down the road. and and a bigportion part of that would be which portions and which buildings are um atype a concrete construction versus wood. That's usually an important uhpiece to conversion in the future is that it's difficult to convert wood tocondos in the future. So looking at whether that's the buildings on thesouth facing OLG or maybe one of the one or both of the more town home and lofts,not the primary larger building, but the the the two kind of in the middle of thesite. Um looking at concrete construction for those, which I I thinkuh really lends itself well to that row home, town home feel anyway. Um youknow, you get maybe two, three levels or a two level with a tuck under garage. Umso we're we're certainly open to it. um on the on either the front end or uhlong-term conversion. Uh the the rent to own is probably not something that umthat would work with traditional financing. Um but it's something that wewould certainly look into. It's probably one or the other for us of ownershipupfront or possible conversion in the future.>> Okay. But it's certainly something you're open to.>> We're open to it. Um yes. Yes. >> Okay.>> Yeah. >> All right. Thank you.>> Uh Commissioner and Commissioner Risser. >> Thank you. and thank you also for thepresentation. Um, the one thing that I also really liked is kind of a littlebit of the the scaled back from a density perspective. So, having the townhouses, the row houses, I I think that that's a really nice element.And at the same time, based on the presentation today, it feels like allhousing, right? And I know that you're still kind of thinking through how to dothat activation on the on the top side of it. And I think that that's going tobe a really really important component. I'm also curious if there's anyopportunity through the building structure that's already defined here tohave something that's even like maybe a two of those row houses on the firstfloor. There's a a small bakery or coffee shop or something to bring inmore activation throughout the site for the community. or are you reallyenvisioning housing because you have excuse me across the street some ofthose other elements? Just talk to me about that.>> Yeah, it's a good question. We talked a lot about how to incorporate morecommercial and in some ways and and just candidly the um the parking is probablythe biggest challenge. Um a lot of the uses you're talking about um typicallyrequire that headin kind of parking. You know, somebody wants to park quickly,grab their coffee and go. And as much as um as much as we wanted to try toincorporate that, it was difficult on Eden and Arcadia because we reallylooked at that hard corner and said, "Is there something we can do here?" Andultimately, it kind of drove that commercial to the north. And weultimately landed on that. It felt like having that commercial at the north feltlike the right area as you transition from OLG and you transition up intowhat's already a commercial district. Possibly an opportunity for some shorterterm head-end parking up there. um you know a a handful of stalls as opposedbut um I think the challenge with more traditional retail is that parkingaccess um and just getting people there if if there's nowhere to park you can'tpark on Eden might not be able to park on Arcadia in the future where do wheredo you go because the the walk from the ramps a long way um so I thinkultimately driving that to the north is where we landed and and ultimately thatcould be more than one user at the north as well you could have you know abuilding that you know say it ends up being 7 8,000 square feet. You may havea coffee shop that takes 2,000 and a restaurant that takes five or orsomething in that mix that um I think would be great for the for the area andfor the neighborhood. Um but I think in our in our mind it really want does wantto be on the north end. >> Thank you,>> Mr. Richer. >> Um I do want to point out a couplethings that I really like. I like the central green for the town homes and Ithink that creates a nice community space. Um and I had initially when I sawthe plan and it's like future development I was sort of frustrated butum I do know and I tried to find the place where this happens but there arecities in Europe that specifically set aside land for future development and Ithink that is really brilliant you know and so I've kind of flipped around onthat a little bit. I see the logic of putting the commercial in the northernarea. Um, so that makes sense to me and I just wanted to acknowledge that I dosee, you know, rationale and logic to not having that completely all buttonedup and everything. That's all I have. >> Thank you. Um,looking at that initial proposal yours, you had uh some breakdown. I think youhad um 10% affordable on the rentals and then 6% attainable. Is that still whereyou are? >> Yes.>> On that? Yep. >> Okay. Okay.>> Um and then just to be clear on the northend, you're open to some combination of public and private use, but thatwouldn't affect your pricing valuation at 2.25private. >> Uh that that's accurate. I think thebiggest question just is how does that space get used and if it does become amuch more public space um you know how do we how do we build that out in a waythat we're able to have a financially successful project and that's wherepossibly you know is it tiff or whatever it is that if it became a truly publicspace you know especially just the size of that space that's something that we'dwant to be able to talk about but we are open to to many uses and I think uh touh commissioner rer's comment um identifying what it could be having somereally fun cool ideas but calling it future because we really want to seewhat the market dictates so that we don't end up with that empty buildingthat just sits there and we miss the mark you know I think that's reallyimportant >> yeah makes sense we understand that uhon the complimentary side too I would say uh good scale I thank you Mr.architect. Good scale on both Eden and Arcadia. Ithought uh recognition of the railroad tracks uh was handled in an interestingway. Uh a good trail connection through the site. Umreasonable amount of density. I think that's one of the things that we're allsensitive to. You know, we we uh understand what you're usually asked todo. And uh so those are some of the things that I thought were really goodabout it. It was overall really solid plan and we got we got kind of fivedifferent views of the world here that we chose to kind of drill down on alittle bit deeper and uh and so we thank you for your view of uh what you see forthis site and uh it creates a lot of good thinking to be done on our need fora lot of good thinking to be done on our part about what direction we want to go.So thanks for that and we look forward to seeing you start across the street.>> Wonderful. Anybody have anything else? >> Okay, good. Thank you for the time.Appreciate it. >> Thanks for everything. >> We'll take a brief pause and I'llprepare the next team. >> Okay. Go ahead.>> All right. We are we are back. Uh we've have our third team this morning. UhNoir Companies, Wellington Management, uh and Collage Architecture. So, withthat, I will turn it over to the team. Uh they have just as with the otherones, uh we have a we have 30 minutes scheduled. We've asked them to presentfor about 15 minutes. Um uh Mr. Neil's our timekeeper. So if he gives you theside eye or the glance, that means that you're at your 15 minutes. Um uh andthen we've allocated about an additional 15 minutes for conversation, questionand answer, um and discussion. Um so that our H board can be fully informedas they make their decision. And so with that, I invite you to uh well, numberone, I welcome you and invite you to make your presentation. >> Good morning. Before you all start, Ijust wanted to thank you for participating in this process. It's uhit's time consumptive and expensive for you. Uh and then you're you know it'snot a normal sort of development situation where here you're competingwith other companies for this potential work. And um and we just want you toknow how much we appreciate uh that continuing interest and that willingwillingness to commit those that time and resources to this possible endeavorhere as we go about this process of trying to figure out uh with these fivedistinctly different proposals all of which are are very well done uh who wemight end up working with. So right off the bat I want you to know how much weappreciate your interest in this matter. So thank you and welcome Miss Nor.Welcome. >> Thank you mayor. Thank you for having usand we're honored to be here. Uh good morning board members.My name is Noel No. I am the principal of Nor Companies. We are the largestminority and womenowned development and construction firm in the Twin Cities.We're also an award-winning developer and contractor. Some of ourprojects you you might have seen. I'm also your neighbor. I'm an Adinaresident, proud Adina resident and you are my council members and I appreciateyour time and service. So this project is more than just a developmentopportunity. Our goal is to show you what we want todo from a vision perspective, but we're really interested in strengthening thiscommunity. Our agenda today is first we'll do introductions of our team.We'll share a brief vision, our expertise. Some of you may not know usand what we've done, our financial capacity,and we'll close with Q&A. First, I'm joined by three exceptionalpartners, and I'd like for them to introduce themselves. So, I'll invite myteam members to the podium. Good morning everybody. SteveWellington, I own and uh am the CEO of WellingtonManagement. We celebrated a a 40th anniversary last December. So we've beenat this for a while. Um sadly not really as deeply invested in Edina than weshould have been. We should be have uh found an opportunity here many yearsago, but we've uh >> I thought I thought the same thing. uh>> because your reputation precedes you. So >> uh well thank you. Uh we are uh St. Paulbased. I originally uh uh moved from Boston and after going to the HumphreyInstitute spent 10 years uh working for the city of St. Paul when George Latimerwas mayor. Uh quite an wonderful experience from years ago. uh but thenmoved to the private sector in my mid30s just when the recession was coming whichwas uh actually a blessing. You learn a lot in uh tough times. Um we uh now haveover a hundred buildings all in the Twin Cities. It's about a billion dollars,which every time I say that seems kind ofout of the world uh because it started with zero and uh just myself. We haveabout 45 employees that um manage both the development work as well as theproperty management work because we do focus a lot of our attention on justoperating the buildings because we tend to have a habit ofuh hanging on to properties rather than selling them to institutional owners.Uh those 100 buildings are uh comprise about 5 million square feet ofcommercial property. We have about 600 different tenants and uh,00 housingunits. About half of that portfolio uh we built from ground up. So we'redevelopers. Uh but we develop and then hold for usually forever. I think I needa 12step program to learn how to yeah liquidate things, but that's not ourorientation. It is a familyowned company. new son David uh joined us uh10 years ago and he's the president I'm the CEO. I'm not quite sure who's incharge but uh it's uh a great opportunity for the two of us to worktogether. Um we have uh 59 different investing partners, individuals who haveinvested with us. Um and uh in that in addition to that uh Ithink we have 21 different commercial banks and insurance companies that werely on for the mortgage debt. Um we have a you know a strong portfolio thathas uh the ability to you know generate uh investment capital every year. Um,and we think this particular project is a good opportunity for us to uh finallyhave an opportunity to work with you guys. I I I think your reputation doesprecede you. I'm not trying to buttering you up, but I as I observed a variety ofcities. We have properties in 23 different cities in the Twin Citiesarea. uh there's a lot of different character for the ways in which citieslike yourself uh address uh new development andredevelopment and uh I've felt that NDINA has been extremely creative andsuccessful with um what uh some people from the outside would think would beeasy. I don't think your uh land use use uh and your redevelopment is at allsimple or um uh something that just comes automatically to you. You've uhand your predecessors have done a really exceptional job uh making this cityspecial and continuing to regenerate the kind of energy that you need. You don'tjust sort of sit on your laurels and and say, "Well, we're all done." It's uhnever done. It's uh and I think you're uh facing quite a lot of challengesright now that I'm sure you as the H are eager to uh be successful with and wehope this particular parcel which I know has uh been something that hasuh been looked as a redevelopment opportunity for some time there therehave been some efforts that haven't been successful. We are going to be verysuccessful for you and we're excited uh in what we're doing. So uh I would liketo comment also on Noal. She is a very good friend and an exceptional leaderfor her company and uh we uh have uh tackled a number of things with her andwe're very happy to be chosen by her to put us with her in this wonderful group.I would like to also uh identify one of our outstanding 45 employees. CaseyJebachensky is our uh chief financial agent and uh officer and he's he's nextup, right? Good deal. >> Thank you, Mr. Wellington.>> Morning. >> Uh good morning everyone. Thank you forhaving us. Uh Casey Jevachensky. I've been at Wellington Management for abouteight years now. um started my career working for a nonprofit um lender umthat worked all over the country both on commercial loans and affordable housingand from there uh went to work for the city of Minneapolis for about four yearsworking mostly in North Minneapolis um a lot of unique brownfield redevelopmentprojects and that's where I got to know the Wellington team Steve and uh his sonDavid and um you know I was standing at this project site in North Minneapolisthat was a old vacant dry cleaner and about 5 acres of vacant land. And theyhad these crazy ideas to redevelop this site uh when there wasn't really amarket there. And I kind of said, well, this is kind of like the company I'dlike to I'd like to work for someday cuz, you know, loved working at thecity, but I wanted to work for a company that was rooted in the community, hadstrong values, cared about their team, and did really great projects withcities like Minneapolis and Edina. So, uh, one day I got a call from theirgeneral counsel saying they were looking for people to come join them and if Iknew anybody, I should I should send them in a resume. And so I went home andsaid, "Oh, I I didn't want to ask, you know, in my office at the city, so I'dlove to get an interview." So that was about 8 years ago. And um I've uh when Istarted it was about um kind of coming out of you know we're out of therecession and um really took the opportunity with Stephen David to growour housing portfolio. Uh working on some really challenging sites. Uh we'vegrown it from about 200 units and two buildings uh when I started to now asSteve said over a thousand a thousand units. Um and it's been a greatexperience. you know, the work is great dayto-day, but it's really the peoplethat you show up and go to work with that makes uh makes you want to go towork and work on really challenging projects. And so, when uh we saw thisRFP and started talking to Noel and Pete, it's like, you know, we got tosink our teeth in and uh it's a it's a challenging site, but it's a greatopportunity and and we're just excited to to be here. So, I'll turn it over toPete and then uh we'll get actually into the into the good stuff and look at theplans. >> Thank you. Uh good morning everyone. Myname is Pete Keely. Uh Collage Architects. Uh we've been around for 20years. I've known and worked for Steve uh for probably close to 30 now. We're ahousing firm. Uh that's what we do. Uh we've done over 10,000 units of housingof all scales. Uh over a thousand of which are town homes, which you seehere, the majority of the rest are kind of in the apartment world as you alsowill see in this proposal. Uh everything from affordable on up to high-end um uhhigh-end luxury. But what we're really proposing here is, especially on thetownhouse side, is really more of a what we'd call attainable. We're coming off aproject where we just completed in the Binmar neighborhood about 20 for saleaffordable units that we're selling in about 500 to 600,000. It's not an easything to do. Um so it takes some of the expertise to figure out the best ways todeliver uh housing, really nice housing at a a really nice price. So with that, So, we'll get into the meat of it, but Iwant to just share a brief vision of what we've presented here. Do you wantto go back to the main slide? Our vision is to create a mixedusedevelopment with attainable town home ownership, quality rental apartments,groundf flooror commercial space, and beautiful public plaza that serves theentire community. What sets us apart isn't just experience, and I'd like toshare that a little bit more, and Steve did share um and I maybe I'll add alittle bit to Nor Companies because I didn't talk about it, but it's moreimportantly, it's commitment. We develop and invest for generations. And so thisproject you'll see every decision. Steve, David, Casey, and Pete and I havespent quite a bit of time looking at Adina. We view it, we viewed it througha long-term lens because we are your partners. We think beyond thegroundbreaking. And so just briefly I because I missed it with Nor Companieswe've done we have about 700 units of housing either under development of orhave completed 240 of those are in development.So Pete >> thank you and I'll kind of run through Ithink one of the first things we started at with the design and the idea of itwas how do you build community and how do you build on that site? So, what wereally wanted to make sure is that these spaces opened up to the street, definedthe street, created pedestrian walkways, really create a great street experience,but also create public spaces and semi-public and private spaces. So, youcan see on the kind of the very north side, the pedestrian walkway, we do havethis is kind of a a public area. We're seeing that as a place people can comeand gather as they're walking through. We've also located a commercialbuilding. You can see that in purple on the very um northeast corner. Thatcommercial we're thinking is a way to really kind of activate one that publicpark, but also the street. This is kind of right where you're coming in off theoff-ramp. We think it's got good visibility, good connection to the restof the commercial core. So, we also think it's um really looking at a kindof commercial that can draw a little bit of traffic through there. And so, aspeople are walking through, it becomes kind of the center of that community. Webelieve strongly that a little bit of commercial can really create thesecommunities so neighbors can come out, have a place to be, whether it's in thepublic park grabbing ice cream or coffee or whatever happens at that corner.Second to that, the there's a courtyard right in the middle kind of the uh umcircular building. That courtyard is semi-public and so people can movethrough that. One of the other strategies that we really do, the um thecost of the site is going to be driven a lot by soils and grade. And so we reallyput a lot of time into trying to understand the best way to deal with thegrade. So the building acts as retaining walls. So on the north side, webasically have a two-story expression in the town homes. And I'll show someimages real quick here. And on the back side of that, that building steps down.So we're making upgrade as this building terraces down the site. And then on thesouth side of that apartment building that leads into the town homes. And thetown homes then define the um the the public street. We've got uh basically a1500 square foot average for those town homes. Some are going to be a little bitlarger, some a little smaller so we can hit some of our pricing andattainability goals. Larger on the uh street on Acadia, excuse me, and Eden.Uh and the middle units are a little smaller than the end units. So we'regetting a range. 1500 is about the average. that gives us the ability tokind of get some price points down a little bit further. So, let's jump intosome pictures. This is from the um from Eden looking back up the hill trying toshow kind of the street far onto the vitality of the town homes along Eden.This also steps up the hill and you can see the kind of the larger multif familybuilding in the back and we did this for a number of reasons. One to step downthe hill. We wanted to actually accentuate the hill, but then this alsosteps into the neighborhood. Um, and it gets good visibility for the multiffamily building. This is the multif family building. You can see on the lefthand side of that there's kind of a two-story portion. So, one of the thingswe've done from a design perspective is carry twotory town homes, a two-storybrick portion, twotory commercial portion, and a two-story town homeportion as we wrap all the way around. So, we're trying to get a mix of scalesand get two stories on the street for the most part. So, really kind of definethat kind of um pedestrian experience. You can also see through these twobuildings is that semi-public um courtyard. It's it's open. It's justpeople can congregate in there. Um there's some trees, pretty lushlandscaping. We believe that's really important on how you create community.put front doors at the street, put places for people to gather and putplaces for people to go to to gather as well, which is the commercial, which isright here. So, this is a two-story commercial piece that would open out,spill onto the street, and then into the kind of um I'd say the u public green.This the public green. It's got kind of town homes facing that public green. So,again, that's that two-story portion that wraps towards the front. We seevery defined places for people to gather, whether that's places to eat,uh, families, uh, area to maybe play. And so we do see this and the mix of thetown homes, the mix of the apartment buildings, um, within that as a way togather kind of multi-generational uh, um, renters and owners from allscales. One of the real advantages on the multif family side is we can reallytune um tune into the market and the mix to create that community fordemographic. That said, I think one of the important things is is how do youbuild community? We kind of said it from the beginning, but that's also comingback to what does the city want? We're willing to listen. We're willing to kindof say, hey, what is it that we should provide here? I think one of the thingsin an RFP process, it's always hard to kind of hear what you want. So this iskind of our vision, but I think our vision is to create community in incollaboration wi with you and the stakeholders and the and the community.So with that, I'll turn it back to closing. I still remember um the design you you'dhad for the uh old Best Buy site at 66 and uh>> yeah, >> York. Uh>> yeah. >> Or um>> Mike Mike. >> Yeah.>> When he owned the property before he sold it to Kelly Dorne or you gotinvolved. I mean the design you had over there was uh>> better than what's >> pretty special.>> Well, I appreciate that. >> Apparently apparently unbuildable butvery special. >> Well, there is a little bit of that butnot at all. They had a different vision. That's for sure. Yeah. >> Um, so before the Q&A, we just kind ofwanted to, now that you've seen the drawings and the the vision, right,that's going to continue to take shape, just want to reemphasize kind of ourability, our team's ability to execute. Um, we're a pretty small group. Um, butthat we're also a creative group, right? Um, and we can get things done. youknow, we've um in the past three years uh we've worked on about 500 or so umunits of housing of new construction and it's uh LITC housing so different thanthis. We've also done some market rate housing in that mix. Um so we have wework on projects that are you know 50 million plus um that require both um abank loan um and private capital and those lit projects. I mean, I'm excitedto work on this project because on the financing side, you know, it's a littlesimpler than a 100% affordable project where you got to wait around four yearsto get all the capital to show up uh from the state and the tax creditagencies and the investors, right? This is a little different structure um butit's still um it's a big project and we're excited. And so, um, you know, inhouse at Wellington, we have a legal team. We have, uh, our VP of finance hasbeen there for 20 years with deep relationships, um, with the lendingcommunity in town, not to mention Steve and David, uh, roller a Rolodex, uh,thicker than I think would fit on a cell phone, um, hard drive. So, you know, wewe know how to get projects financed. We know how to get them done. um it takes alot of a lot of time and effort and and heavy lifting by kind of not only us umbut also you and so it's really you know me coming from working at a city uhwhere I kind of see the other side and what you know what do cities kind ofcare about and what do they look for and part of this is not just picking theproposal that pays the most money or has the best drawings it's like who do youwant to work with for the next couple years on this to close the deal and tostart construction and uh you We Steve and David and Pete and all myself likewe generally like sitting down with city staff and council members andbrainstorming and problem solving. And so this is, you know, this is why weshow up. Uh we like doing this work. Um and we have the ability to get it done.So um as Pete mentioned, you know, one of the concerns or not concerns butchallenges of the site is the soil and grades. You know, we've already done alittle bit of homework in the information provided on the websiterelated to the geotech and some of the environmental. Um, we've had one of ourcontractors that we work on with mo most projects take a look at those geotechreports. Um, and just try to really give us some thoughts and think about, okay,what is, you know, this is not just a a farm field we're bu building on, right?Like there's a lot of history here on the site. like Pete said, how do wedesign this building? So, we're kind of minimizing costs on the front end, andthat's where all the risk is really for the developers. You don't really knowwhat you're going to find in the dirt till you start digging. Um, so we'vetried to be thoughtful about, okay, what does this look like? How do we minimizethe amount of soil that we're hauling off the site and trucks to a landfill?And how do we think creatively? We've done other projects where we pile 150,200 feet in the ground, right? And that's also has a cost, but it minimizesthat impact um to the site and you get a building off the ground. So, you know,there's a lot of stuff that we got to dig into if we're lucky enough to beselected. Um but we're excited to take that next step.>> Thanks. As the finance guy, I'm just going to ask you a quick question here.Uh some of the proposers uh restated the price they were prepared to prepared topay for the property. >> Mhm.>> Some alliteration there. I didn't intend um uh but I didn't see that in yourproposal and so if you could comment on that plus the uh source of funds.>> Yep. So I think our original or our submitt um offered 4.5 million for thesite. Um, and that's, you know, again, based on the the density of the siteand, um, you know, like I said, there's unknowns in the dirt. And so that's, youknow, we're kind of assuming, okay, we we only know so much right now. Um, butthis is what, you know, if it's a buildable site, this is what we think wecan pay to get the the deal done. I think in the in terms of financingsources, um, you're you're looking at the checkbooks behind me. Um, and thenin addition to that, like I said, we'll, you know, we partner. We tend not to goout and, you know, um, call big institutional firms on the coast and tryto bring it bring in kind of blind money. That's not really how we operatebecause then you're, you know, a long-term relationship, long-termholder. We're not trying to just bring in some temporary capital then to goflip it, right? So, we pro, we find equity partners. Um, usually friends andfamily. Um we work with smaller institutional offices or family officeswhere we actually know the people and um we just had um some investment partnersum come into town um a couple weeks ago and we spent all day together walkingone of our buildings and going out to dinner and we have a relationship withthose folks. Right. So that's the type of partnerships that we have in ourprojects. Um and then like I said we have relationships with you know all thethe midsize community and large banks in town. Um, and so, uh, we know how to,you know, pursue that piece of it, too. So, I think, you know, when we thinkabout the capital stack, it's owner equity, construction financing thatwould eventually get to take out financing that could be a HUD loan or aFanny and a Freddy loan, something like that, which we're doing,>> but no, no, no public, no city financing requirement.>> We're not proposing any TIFF right now. Um, and you know, talking with Bill, Iknow that the, you know, those tiff requirements would for affordablehousing would trigger larger affordability requirements. So, I thinkthat's something we're open to talking about if the city wanted to see moreaffordability. I think we kind of proposed that 10% u for both the rentaland the town homes, assuming that's, you know, meeting the city requirements. Um,and then I think obviously it's really, okay, what do we we need to do a littlemore exploration into the soils and and what what do those look like? Um andthen I think you know we have experience if there is a need for a public moneygoing out to the state or the county um to seek a redevelopment dollars um tosubsidize gaps too. So >> um another question I had was and you'vebeen doing you work with Mr. Willington for eight years and he's been doing itfor about 40. Just wondering if you've had a project like this where you've hada combination of rental and for sale on the same site and how they how thatworks out for for you for the >> the interaction of those two concepts.>> Yeah. Um you know it's we've done some bigger sites in Blaine that was 100 plusacres where we developed some we developed most of the retail. We soldoff some for apartments um and some for for sale homes. uh and town homes and sowe've done a mix um you know the the project Pete mentioned earlier in BassCreek Valley North Minneapolis we have I think it's 18 17 town homes um on oneparcel adjacent to commercial building that we developed adjacent to twoaffordable housing buildings that we've developed. So um you know Steve if youwant to jump in anything I'm missing but those are just a couple that come tomind. Um, so I, you know, I think this site is big enough at 3 acres and itkind of lends itself to that north side connected to the public plaza with thesouth side that's uh, you know, steps down in density as we move south. So Ithink if it was a oneacre site, it would be a lot harder to accommodate that. ButI think given the size and the way that it's laid out in the street grid, Ithink it it lends itself really well to that mix.>> Let me go turn to my colleagues here. Also,>> we have about five minutes left for this. Oh boy, I had three questions. Um,okay. I want to talk I guess to prioritize about um I guess when I'mlooking at the site plan, I think that that's a good visual. Um to the to theleft side of the page, what I'm seeing is it feels like a lot of parking andkind of surface um concrete potentially. And so talk tome about whether there could be any opportunity to reduce that. And I'mlooking maybe even particularly like town houses 16 through 21 if there couldbe an opportunity to eliminate that drivethru in the center. Tuck that underand give some more green space potentially throw in something like acommunity garden or residential garden. Like is that a possibility here?>> Yeah. Yes, absolutely. Um those we were targeting to be a little bit more on thetanable side. anytime you structure parking that attainability factor kindof changes a little bit because structured parking is expensive. I thinkit would be a great site. So we were we were focusing more on how can we getthat price point below million rather than trying to make that great. If youcame back and said we want more community gardens, we could certainlywork that way. I think that's a great asset, but that's why we that's whywe're showing it the way we're showing it.>> Okay. And then to follow up on the the housing, the affordability and theattainable mix. Um would those units and kind of looking at the side here? Umwould there be affordability at every layer? Example, two-bedroom andthree-bedroom units also within that range.>> I'm not by every layer in terms of the for sale on the town homes. Yes. Theidea is the middle units would probably be um the uh more attainable than theend units. The end units tend to want to be a little bit bigger. We're alsolooking at kind of a stacked flat sit situation. So they're not just two-storytown homes. So they can maybe go stacked flats. Um and then the ones that aregoing to be there's always ones that are a little bit better than others. Sothat's where the range of the pricing comes in, but there would be someaffordability kind of or attainability kind of scattered throughout.>> Okay. Thank you. >> And then in addition to that, theapartment also has some and that's certainly uh meeting the city guidelines>> across the the range of the unit mix. Okay. And then last question is justwhether there's any opportunity to infuse more of the commercial or thecommunity activation because I'm really just seeing it on that that lower edge.Did you look at any other areas? >> We absolutely did um parking kind of goback to that u bugaboo but we actually buried the parking for the commercialunder the building. So to the south side of that there's a opening in the publicramp. So, one of the things to address your point to open up the communityspace and get that and accessible parking was to provide that uh enclosedand so we would be happy to look at more um but parking and uh you know kind ofgreen space kind of drives that. So, I think it would happen in the largerbuilding. We did look at it at the south side as well, but it just took up a lotof space in terms of getting cars to that location and there's not a lot ofkind of off off-site uh availability. Uh, Commissioner Richer U,>> this is a question I've been thinking about a lot when we talk aboutaffordable and attainable and then we say the units and 60% of these are goingto be 650 ft or less. And so what is the price point for like a a 650 footapartment? What do you see that being? Um I would say you know um market at atthis site market rate I think you know we'd have to we'd absolutely do a marketstudy here too. I think you know for comparison we have um just market rateapartments um that we're leasing right now that are you know kind of in that umtwo700 range for about 5 to 700 square ft uh for a onebedroom. And then youknow obviously if it's that's kind of market rate um it depends on the levelof finishes right and whether it is income restricted or not. Um but I Iwould say kind of in that 16 to $1,800. >> Thank you for a one-bedroom.>> Commissioner Jackson. >> Yes. Thank you, Mr. Chair. I just wantto say thank you for coming forward. I think my fellow commissioners have askedthe questions, but thank you so much for taking the time and effort to give usthis proposal. It's very interesting. Oh>> yeah, I I think I've asked everybody this. How much pvious surface are welooking at here? >> So we are at about 25%pvious and we've focused it's actually a little bit higher than that. That's notcounting some of the green spaces right around the town homes. So that wastrying to be in the usable. So along the street frontages, within the courtyard,within the public space. something that's usable, not just kind of leftover. >> Okay. And um are you going to be usinggreen building techniques with this as well? Is that your plan?>> I don't think we've quite gotten to that level, but um we'll do best kind ofcertainly best on the industry side whether we're going to go to a standard.I mean, we're doing passive house right now on a number of projects. I'm notsaying that's what this is. Uh so we know how to do that. We know how to doand um with Steve uh in the Wellington group, we've done uh green communitycertified. We've just completed our second project on that, starting ourthird. And so we've got those practices. It kind of depends on the cost and howwe're and some of the financing pieces of it, but we're it's something aslong-term owners, I know the these are very interested in kind of doing better.>> Okay, good. Thank you. >> I know if there are any questions, Iwould love to hear and I know we're kind of limited on time and so I'd love toclose. A couple of things I just want to highlight based on the questions thatare coming up. One, this is early flight planning and it also is missing areally important component which is community engagement and cityinvolvement. And so to the extent that um all the questions that have come up,those are all things that were both flexible and collaborative on to the tothe extent that the numbers work. And so, um, I'll just highlight that to saythat this is not, um, this is our best vision. Um, taking into account all thethings that we've learned about Edina and the goals for the site, but at theend of the day, it's going to come down if we're selected. We're going to talkto you and we're going to talk to the community and see what the city'sinterested in the city staff as well. So,um, commissioners, chair, first of all, thank you for the opportunity to presentthis. I hope that you've learned a little bit about us and our vision umour capacity to deliver the project uh but more importantly our commitment toreally make the site a beautiful site that we can be activating for thecommunity. So um with that in mind, I just wanted to say thank you again andum we look forward to receiving additional questions if there's any andhopefully we win. I know one thing that Steve wanted to highlight was the Blainesite is not 100 acres, it's 240 acres. >> Thank you, Miss Nor. Thanks everybody.Thanks for being here. Thanks for being interested in this. So, >> right. Thanks. We'll take a brief break.Um 5 to seven minutes. I believe the other team, the next team is herealready, but let me wrangle them and we'll reconvene in five to sevenminutes. This could be a coffee break. So, um,you can take the time you need. We We've officially scheduled the nextpresentations at 9. So, that's about 15 minutes. So, if you want a little bitmore time, we can >> And we have coffee coming at 9:00, Ibelieve. Right. >> Uh, 9 or 9:30. Y>> 9 or 9:30. Okay. >> So, coffee is coming after the coffeebreak. >> Uh, coffee break now. Coffee breaklater. >> Yeah.>> Yes. >> Coffee's coming after the coffee break.It's a non coffee break. All right, Mr. Nundorf.All right. Thank you. Well, >> you know, you said 9:00. That's why Iwas back there talking to Carrie 850. I'm sorry.>> And you're back there telling me, "All right, you know, that sort of gentlepro. We're ready to go when you're ready to go." But I was going to be ready togo when you said you were going to be ready to go. 9:00. Okay, here we go.8:59. >> Great.So, uh, we're here with our fourth team of presenters. Uh, another, uh, pairing.This is Lifestyle Communities and Ron Clark Construction. Uh, they're thefourth presenter. I'll get their their presentation queued up here and I'llleave the introductions to you all. I don't want to steal your thunder. Um, aswith the other teams, uh, you'll have about 30 minutes in total. Uh, we'veasked that you present yourselves and the proposal for about 15 minutes, butthen I'll allow about 15 minutes for the council and H board members to askquestions and have a discussion and and make some comments. So, um, with that,I'll get your presentation queued up and we'll start rolling.>> We're good. She's got >> we got she beat you to it. And then andthen before you start, I just want to tell you on behalf of the council, onbehalf of the city, how much we appreciate your interest in this.>> Uh when we looked at 11 proposals and decided we wanted to hear from five ofthe proposers, uh your group was obviously included in that and we knowthis is there's time and expense involved in all of this for you. as wetry to figure out what to do with that 3.3 acres, what would be in the bestinterest of the city. But we want to make sure that you know that weappreciate your interest and your ongoing commitment to trying to, youknow, advance your idea of how that site ought to be used. And there's fivedifferent ideas and they're all very interesting. So, thank you for that.>> Well, thank you. Uh Ben Landhauser with Lifestyle Communities. Also have MikeWaldo from Ron Clark. Um Tim Nichols also with Lifestyle Communities, butMike and I will be kind of running through our presentation. Um and alsokind of acknowledge and appreciate just this RFP process. So the ability tohaving already had a conversation with staff to understand kind of what yourinitial reactions were to our proposal. So as we walk through this presentation,you'll see some subtle changes that we've made more to reflect maybe somethings that weren't as clear. um as well as some things that we thought could beadjusted to speak to some of the things that might just help this feel like anatural extension of the Grand View neighborhood that I know has been longawaited for this to be kind of that final piece. Um so happy to run throughthat uh with you this morning. So our proposal started kind of talking moreabout kind of this mixed use and more mixed residentiallyuh focused proposal. One of the things that we had contemplated beforesubmitting our RFP um uh proposal to you was just how couldwe have more of that commercial worked into our proposal without it being likeabsolutely you know huge and a big traffic driver because it just didn'tfeel like the right fit for kind of the other things that we thought could bebeneficial for this particular site. So, one of the things that Mike will talkabout as we get into it further is just this idea of we have two buildings thatface uh Eden Avenue that do have an opportunity for more kind of that livework uh option depending on who those buyers end up being. So, this is an allfor sale uh proposal cooperative on the north end and then what we had describedin our RFP as town home which maybe was a little bit confusing. For thispresentation, we're going to focus more on using the term flats. So there'ssingle level living. The buildings look more like town homes, but they're singlelevel living units in those um in those buildings on the southern portion of thesite. 64 units within that cooperative. So again, we know that this site hadpreviously had a cooperative proposal. We believe that this is kind of morerightsized or right fit for this particular location. compared to some ofthe other people that do cooperatives, particularly in the Twin Cities, ourcompany really strives to be more boutique intentionally, um allows peopleto kind of know the names and faces of people that live within the building,not just who's right next door or kind of on that particular uh hallway, so tospeak. So, again, intentionally sized 64 units within that cooperative on thenorth, 16 um flat units on the south, so a total of 80 units within thisproposal. A couple of things that we did do uh ifyou had an opportunity to kind of thumb through our presentation in advance ofthis morning was really focus on how does this site through our proposal kindof be that natural extension of the neighborhood. So where are those publicengagement opportunities? How does this relate is kind of uh again that placewhere people are going to walk or kind of meander through versus just beingkind of a a sub uh entity unto itself that's really only just for the theowners and people that live within this property. So, starting at the north, andI've got some visuals that back this up, but on the north, making that moreintentional connection to the pedestrian um thoroughfare that the city hasrecently invested in through that bridge that connects to the parking ramp andkind of where Jerry's Foods is. So, we know that that's um really important tous. And having that walk up connection always works well because we will havebuyers in that co-op in particular that maybe have a dog or they're just activewalkers. So, they're going to like that connection to walk out, hit that bridge,and kind of meander through the neighborhood. Uh B. So, the next kind ofarea along Arcadia was how could we leverage this idea that there is thispublic activity around with maybe there's more of a bike courtyard wherewe have maybe a fixation, some um other pieces that um relate to kind ofactivating this part of the site. And then we also have um expanded kind ofhow that public plaza or that private plaza that relates to the entry into thecooperative so that it feels more publicly accessible at least from avisual stance. And then we've worked in more of a dedicated kind of pocket parkthat wouldn't necessarily be publicly owned, but it would be publiclyaccessible and kind of rounds out kind of what that flat portion of the projectum looks and feels like. And then finally, those those live work units onthe on the south side. So where all of the public kind of connections existtoday, we're really trying to enhance and embrace kind of the uniqueness ofthis site. So, one of the things that we provided um this morning for you is afew perspective renderings of how these buildings fit into the very unique anddynamic uh site that this really is. So, today, as you're all aware, kind oflives almost like a hole. So, we're trying to strategically place uses wherewe can leverage particularly the Arcadia topography to our advantage. So it feelslike it's always been there and it's not kind of this dips and you know kind ofinteresting places of we didn't want the building sucked in the hole and you'vegot all this other stuff that happens around it. So again, kind of thatactivation particularly as we get closer to the new roundabout at Arcadia andEden. Uh and then augmenting with uh the addition of some on street parking onEden is represented kind of where the E is on the south side of the site thatcould support if there were some of those live work opportunities realizedon this project. So, if we go back to the north, uh this is an examplerendering of the actual building that we've proposed um for how kind of thatpedestrian connection from the units that are along that pedestrian corridortowards the bridge could be done um so that it feels more like a naturalextension and very pedestrianforward environment. And for context, I know that you're allfamiliar with kind of the the nearby um residential development that Traml Crowdid. Um I know one of the things that was of of interest in understanding moreis just that proximity of how and where we had placed that cooperative relativeto that existing pedestrian connection. This is a 30-foot corridor that was donefor this building. And again, they kind of have all of the topography uh changedgoing through this pedestrian connection. We're looking at more of anatgrade connection from the kind of north side of the cooperative buildingto that pedestrian path. So, this is 30 ft. We're proposing the city retains a40 foot wide um corridor and then we're 5 to 15 ft uh from the face of kind ofthat property line uh to our building. And then again, back to that bike kindof courtyard that we're contemplating. Again, it may may not be much, butagain, it's to us more of an activation piece. If we get uh further along herethis morning and talk a little bit about the cooperative, we are looking at kindof bike storage and bike repair within kind of the garage level that'simmediately adjacent to this. So, from us, it's also something that'sbeneficial to the cooperative owners. And then C, you'll see that we arelooking at kind of dressing up the amenity areas that feel a little bitmore commercial um and kind of have that street presence so you wouldn't knowthat this wasn't kind of a public uh amenity that was available uh to theneighborhood. And then D. So, um, one of the thingsthat we ended up doing with the buildings on the south, those flatbuildings, is the kind of northern two buildings, we reoriented them to createthis publicly accessible kind of pocket park or kind of more of a a retreat asyou're kind of walking or biking uh through the neighborhood. that thiscould be something done with maybe partially elevated planters that kind ofprovide a little bit of uh reprieve between the closest flat building andkind of where this pocket park is. But this could be for the neighborhood aswell as those um flat owners to come and congregate kind of host outdoor um uhevents or things that are supportive to kind of what they do in their dailylife. Um, but an amenity that we think given that proximity to the intersectionor that roundabout, this seems appropriate in terms of it's not righton that intersection because no one really wants to stare at cars goingaround and around and around uh but feels quaint and again a good uhlocation in our mind. And then finally, that idea of kind of the live work uhopportunity that I'm going to let Mike speak to as he walks through kind of thecomposition of what those flat buildings are just so you understand that. >> All right. Thank you for that.>> Thanks, Ben. Um Mike Waldo with Ron Clark Construction. Again, appreciatethe opportunity to be here. Um as some of you know, um Ron has been both inEdina in the Twin City market for 50 years. Uh the Grand View condos uh weresomething we did uh quite a few years ago and I think one of the things yousee with our projects just like with uh Ben and his team is that they age wellwhen you look at that project 10 15 20 years down the road you can still beproud of what we have created and what you've created from a city perspective.Um I think probably the biggest thing Ben's done a great job of reallyfocusing on the site uh from a home perspective. The stack flat kind ofconcept is kind of a what I'll call town home on steroids. It kind of gives you amuch more diverse ability for a young professional, younger family with youngkids all the way up to an empty neester who isn't quite ready to go into a amulti-unit building and looking for something a little more on their own.So, you're able to have the two-car garage. Uh you walk in. Um you're ableto then access either stairway or elevator up to the either the first orsecond floor depending on which one. uh your home is um and then each of thosefloors has two homes on each floor. Um I think as Ben talked, one of the uniquethings here, especially with the grade component, which has been a key thingfor us, is we got, you know, a lot of grade change from Eden all the way upand we're trying to figure out how do you incorporate that again so itbalances well. The uh the kind of storefront look on Eden gives us alittle bit of that commercial flare, but yet within that residential component.Um we're looking at probably professional offices and kind of anyother complimentary uses pro. Um there's just a diverse range of opportunitiesthere. Um we're kind of looking at how that would structure that. Oneopportunity is each homeowner would purchase one of those. The otheropportunity is does the condo association control them. So if oneperson says, you know what, I need a bigger space. Can I get two of those?And one says, you know what, I really don't need to live work. So it givesthem the maximum opportunity to not pigeon hole into our belief of whatshould happen and let it organically change over time because those changeswill extreme. If someone age is there after 10 years they might you know whatI don't need that office anymore let's uh let's let somebody else have theopportunity. Um I think from from a livable perspective once you get up tothe main floor in your living space you've got everything. You've got thekitchen, dining, family room kind of as one big area. You've got uh a reallygood primary suite. you've got opportunity for up to two bedrooms or ina lot of cases you'll see that as being a secondary study if somebody wants a aden up there. Um you always end up with his and her a lot of cases are the twopeople in there where one needs a a more active space, one needs more passivespace. So they may take the live work area and the other spouse may take oneupstairs. Um so it just gives them the right range. These are very similar toour villa concepts that we do. It's that same 1850 to 2,000 square ft on the onefloor and except that when the grandkids come, you go downstairs. In this case,the same concept. You know, you just have to get up one or two floors to getto your space, but they really live like a detached villa product and it fitswhat I'll call a real diverse age group, which is what we like most about it. Um,exteriors again will be hardy and stone. Um, and we've talked with staff a littlebit about kind of that direction as we get through the process. will be, youknow, the plan commission council will have more input into that. Um,I think the synergy is something that Ben talked about. I just want toreaffirm that we're very excited with how the two uses mix together. You know,stepping up from that three to four story town up to, you know, we'reincorporating an entry into our space that also becomes that lower garagespace. So instead of having a lot of extra extra black top, we're able to doa shared use um and him come into his lower space which allows them to havetwo levels of parking. Um probably one of the key things as we'vewatched this site over the last year is I think with the stagnant nature of it,our team has a plan that can get it done. Uh we can be sitting here a yearfrom now ready to start doing something and building h building buildings. Andso I think that's one of the things that we look at in in and Ron's history asand our team has been uh to get stuff done. And I think that's really wherewe'd like to see um as we move forward. Um I'll turn it back over to Ben.Thank you. >> Thanks, Mike.>> Thank you. >> So a little bit about the thecooperative. So, as Mike started to allude, um, in order to make up some ofthe the significant grade differential, I know you're familiar, there's, youknow, 38 39 feet from north to south. So, part of what we're looking at isreally, uh, two levels of parking that allows us to make up that that biggerkind of hole that exists today. And those two levels of parking, um, theuppermost level also serves as kind of that amenity platform. Um, so it' havefull exposure along our Arcadia and then basically based on the grades that northface of that upper parking level would also basically um be at grade the top ofit would be at grade with kind of that pedestrian corridor that the cityinstalled uh recently on the north side. And then that lower garage as again Mikehad talked about is how could we create some synergies between our product.we're not uh looking at people that are they're not always going to work in themorning. They're not always leaving at kind of peak hours. So, kind of doublingkind of the access into the Ron Clark product with this cooperative for thatlower garage access really key in our mind because one, it keeps the overallexpense down. It allows more of the site to stay green. Um, and it really is uh agood synergistic uh relationship between our two projects that they aren't justan island on the north and an island on the south. It really is kind of ablended um use. And then the rest of the floors above that just show kind ofwe're doing most of the housing, the actual homes and units within ourbuilding are on the four levels above that. So from the the north side of thesite, you'll see principally four levels of housing, not higher. So we're we'reactually shorter than kind of the Jerry's office building. Uh that wouldbe to our west. We'd also be shorter than that um Avador the Traml Crowdevelopment as well. So again, uh we feel from a context this works reallywell um within the site. And then from a cooperative perspective, so the kind ofdistinctive piece particularly of our Tessa cooperatives is really thatamenity space or amenity spaces. So we we have programmed and thought throughkind of roughly 9,000 square ft of spaces that do everything from greatrooms, kind of smaller private um living spaces that people use on a daily basis.It isn't. You need 64 of your closest friends that also live in thecooperative to go down and kind of feel like you're at home. You're at home theminute you walk in that front door. You kind of meet your um friends, familythat may come over and you're probably going to spend most of your actualliving um down in these amenity spaces because they're an extension of yourhome. So, those things end up being very critical for kind of our brand, what ourbuyers are looking for. Um, and we do think that that proximity andrelationship to Arcadia and kind of looking at kind of the adjacent flats,there could be, as Mike said, there could be some empty nesters that live inthose flats and it's you're just walking kind of across the street, so to speak,to go see your friends. and this is the that front door best um kind of place tomeet up and have uh that opportunity to kind of live uh within this particularsite as a whole instead of just within these two different um uses.one of the things that we included in our proposal. So, if I shift from justtalking a little bit about the cooperative to our overall um project,as Mike said, we kind of came together. We're familiar with each other. We lovekind of the two compatible uses. We're looking at this being an entirelyprivately financed endeavor for us that we stand on our own. We're not lookingfor additional public subsidy. The only thing we may look at as we would uh ifselected get into the weeds a little bit more on is we know that there may besome environmental things or some infrastructure things that we may lookat grants that would help support just some of those uh assembly costs thatrelate to um this particular site. But we're also trying to have kind of thismixed income opportunity within our overall um project between our two uses.We're hitting everything that's kind of within, you know, a hundred uh 50,000to, you know, several hundred,000 in terms of equity and price point. So, wecan appeal to a broader market. And where we don't believe that even on thecooperative side, this is 100% Edina residents, there's probably going to bea lot of Edinina residents that move into the cooperative because it's at aprice point, at least the way that we've contemplated and financially modeled it.This allows them to leave the large home that they love in the community thatthey love, move in here, frees up their homes, and then likewise, Mike has aproduct that appeals to it may be that first time, it may be that sex, secondtime buyer, it may be that empty neester buyer that's lived in Edina for a longperiod of time. Um, but we like the synergies of kind of what our productsum do. Again, as I mentioned earlier, I I think the number of units we havecontemplated here. We have a pre-sale requirement. Um, we believe that beingat 64 units is very attainable in a shorter period of time than if we wereto, you know, put this up to 80 to 100 units. Um, just going to be againtangible. And our owners are going to like the fact that 64 units is stillpalatable. You may have, you know, 14 to 17 homes on a particular floor,>> passing our 20, passing our 15 byways. >> Got it. But basically, I I think from aprice point, that's what went into our our offer and I think we're trying toshow you as much of kind of the math, so to speak, on how and why we got to wherewe did. I'll be quiet now, but thank you. Appreciate the opportunity.>> I was waiting for Bill to kind of >> That's all right. Yeah, I was waitingfor the buzzer. >> Yeah. Our time keeper is over here.>> Yeah. >> Got about 10 10 11 minutes to go.>> Okay. Uh Commissioner Whisser, >> I appreciate the information on how youwill achieve affordability. Um the one concern and actually this has to do withinformation coming from us and I just want to know with that um pedestrianbridge across on the northern side. It sounds like, you know, you see that as areal asset to connect to the stores and businesses over there. And if youhaven't walked that, I really encourage you to do that. It does land on theupper deck of the Jerry's parking ramp. Um, so it's depending on whether you'repushing a stroller or using a wheelchair.You got to go upstairs or you got to go down a the entry ramp for cars, which isvery steep. So, I just want to put that out there. Um, to be totally transparentthere. >> Appreciate that.>> Um, I really do appreciate how you're usingthe site and really thinking about where the parking could go and all of that. Ialso really appreciate how you're looking at trying to bring in commercialuse. And that's all I have. So, >> thank you, Mr. Jackson.>> Yes. Thank you, Mr. Chair. So, thank you so much for putting together theproposal. It's really an interesting idea. Um, I have two questions. One iswhat is the pvious surface of your proposal?>> I don't know. Yeah, I don't know that we've gotten into that exactly. I wouldsay we're probably around that 25 maybe not quite 30% of the site being uhpermeable, but obviously those are details that we'd work through uh ifselected. But we're trying to leverage as much open space and there's probablyopportunities in kind of how we've put the site together right now to increasethat uh where there's more permeable opportunities if that's something that'simportant to the to the commission and council. Um but that's about where Iwould say we are today. >> Okay. Terrific. Thank you. And then whatkind of sustainability? You mentioned this briefly that if if you wanted toget more, you'd be looking for grants and everything, but what are your sortof principles on sustainable building? >> You want to go for me?>> So, I'll go first. Uh, with a cooperative building, we always striveto be kind of lead um equivalent. We never commission our buildings becausethe cost of that is something that we would obviously pass along to the buyersand they just don't see the value necessarily in having a certifiedbuilding for couple hundred,000 of commissioning. But we're usually locallysourcing things. We have a well uh certified professional on our team aswell. So, how we acclimate and kind of place living areas and the amount of umlight and just the environmental conditions within all of our buildings,our individual homes, and the amenity spaces is intentional on our end. So,we're looking at kind of those those principles to be wrapped out in every uhcooperative that we build. And from a town homeown perspective, ours are uh wenormally do a a green pass certified uh which is a about a 20 to 25% higher thankind of even though Minnesota code is already very extensive, the energysavings on that is using that 20 to 25%. There really isn't a good economicalprogram to take it any farther um because at that point you start to soyou're spending tens of thousands of dollars for very little gain. But uh Ithink that's the biggest thing for us. >> Okay. Thank you.>> Thanks uh Commissioner Agno. >> Thank you. Thank you so much for thepresentation and for identifying a way to include some of the commercial withthe live work component. I'm really excited about that. Um if you couldspeak to any experience you have in doing these types of projects and if youhave that experience maybe even sample for me. I know these, you know, it couldeb and flow over time, but what are some additional examples of what kind of workum examples we could see within those sites?>> I think at this point, we haven't done what I'll say the same as this. I mean,there's other areas where people have that opportunity. Um, I think it'sreally driven by the site. It's the uniqueness of having that Eden Avenuepotentially being able to get those parallel stalls in there that allow forthat opportunity. Um, I think with, you know, if you look at the Dina market, Imean, I can think of a hundred different uses. I mean, it's, you know,accounting's office, legal office, um, someone that maybe works from theirhome, creates some product, maybe a small craft shop that, you know,probably not a high volume retail site there just because you're only going tohave a few stalls. But I think the reality is it's it's kind of Pandora'sbox. I think anything that would be not what I'll call negative to the residentsum and probably not already restricted within the city is kind of an open usewithin that group. And I I think it really it is truly it's really what theythink. And I think what we're looking for is giving them the opportunity alongwith the the look from the street and then having them hopefully fill thatwith some of those situations. I mean with people living working from home nowthis is a perfect opportunity. you can get away from the spouse upstairs andthe and whatever and get down and they, you know, now you can go get some workdone. So, >> yeah. And I maybe this is something thatI can take up offline afterwards with um Carrie Te or otherwise, but I'm alsocurious to know if you've researched um like are there limits like could therebe a bakery or is that where you were then talking about something likepotentially the parking being the driving constraint within that? likewhat what type of process needs to go through in order to to help supportthese businesses. >> I think for something like that, we'dhave to probably look at a parking study and also look at the uh the level ofovens and venting space we need. Um because a lot of times you need a prettygood chaseway all the way through the attic to make sure that those uh thosevents are waking up there. I would think more, you know, a smaller coffee shopthat maybe doesn't need the drive-thru and has a little bit of a nicer kind ofa small scale bakery and something be more that way. I think you get into toomuch too in it doesn't fit the residential I think to go too strong ifyou're talking a full-blown bakery. I I would think that would kind of be at theprobably beyond the upper end of what I would expect here. So,>> okay. Thank you very much and thank you again for including that element. Umjust to make sure I'm understanding then um up in the I think it was component Cof the site which is I think attached to the the co-op um you use the phrase Ithink commercial like or making it feel commercial but just to be explicit thatis only for residents and for those within the property. It would not be apublic space in any way. >> Correct.>> Okay. but it have that visual particularly because you're on one ofthe steeper parts of the slope on Arcadia is we want it to feel like ithas that street activation component but you're right it is privately owned,privately used, but it'll have that presence like it's trying to boost kindof what Hilltop is across the street. >> How do you think you message that andand prevent people from coming in and thinking that's a restaurant? Yeah, Ithink depending on what we actually do with that plaza and this is almost likethe rendering we have on the on the bottom side of this particular slide iswide open. There's probably similar elements that are probably betterrepresented in kind of that pocket park where maybe there's some elevatedplanters that again you get that visual cue that it kind of looks like it'ssupportive of everything else that's along Arcadia with Opus' new project,the hilltop and kind of even the pocket park and kind of those things that Ithink there will be some visual cues of this is a private space but it's avisual benefit to people that are going kind of through this part of theneighborhood whether that's driving or walking or biking or what have you. I'm trying to understand uh a little bitmore in depth the the way the parking would function both with respect to thesenior co-op and the uh and the flats the town houses is are the are the townhouses are they parked you know when you come in that main curb cut off ofArcadia and you go to the left and looking at the site plan uh are youdriving then at that at grade into your own garage behind the building or is it?>> Yes, >> you're going underground. There'snothing underground. >> Uh, nope. Because at that point, theirlowest garage for the co-op is at grade probably, you know, give or take a fewfeet, but not not dramatically. And then as we turn south,>> you'd be able to turn into either one of your garages on those first twobuildings. Um, and like I said, we kind of kept our parking for those residentsinside. Um, because again, there's room for two cars in each front of their eachdrive driveway besides. So, we've made sure there's enough space between thebuildings. So, you can still have a drive aisle, but you can actually havetwo guest dots besides people in your besides the two cars in your garage.>> So, the the two-car garage would be internal to the site, but so, you know,you see that nice view along uh Eden, for example, that you shown at streetlevel >> behind you would be seeing garage doorsinternally at all. >> One level up, you would see the garagedoors internally between those units. Yes,>> Mr. Chair, we have one minute left. >> Okay. And then um um underground parking for the co-op.>> Yes. Underground parking principally for all of the the owners in there. So ontwo levels. So the lowest level has roughly 78 uh parking spaces shown inkind of the floor plans we included in the presentation. That hits themajority. And then we'll need somewhere in that 25 to 30 on the upper garagethat's accessed on its own uh from a separate separate entrance that also haskind of you know a handful plus of guest visitor parking on kind of that>> radial parking courtyard. But that's how we're getting kind of our parking ratioaround 1.6 to1. >> See that? Yep. And then the the curbcuts are all on Arcadia. Two curb cuts on Arcadia. curve cuts on Arcadia andtrying to again strategically position them with the elevation so that we'recoming in kind of as close to at grade so to speak with where we want thosecirculation points to be. no curb cuts on Eden>> and then and then if somebody was living there>> uh there's a little bit of an internal sidewalk system it looks like and thenthat that external to the project sidewalk along Arcadia to get up to I'mthinking about how you how do you get up to the walkway to go across on thebridge. >> Yeah. So we have that sidewalk that'scoming on the the west side of Arcadia that doesn't exist today and we'retrying to kind of enhance that experience. So, if I I lived there, Icould maybe there maybe there's some shortcuts internally, but I'm eventuallygoing to get over the sidewalk on Arcadia to go up to the>> Correct. Yes. >> Okay.>> Okay. >> All right. Thank you.>> Thank you. >> And that's it.>> All right. Well, thanks for being here again. Thank you for your interest inthis. >> Appreciate the opportunity. Thank you.>> Okay. >> Thank you.>> Thanks very much, Mr. Waldo. >> We'll take a fivem minute break and I'llget our get our last presenters. Hey Susan, how are you? All right. Uh we'll proceed with ourfinal pres uh presentation. Uh this group is our is our largest group. It'sa partnership of several different companies working together uh to puttheir proposal together. Uh the lead uh is onward investors. And so I'll turn itover to Chris and he'll introduce himself and the team. Uh same rules asbefore. Uh this group has about 30 minutes to present uh and have yourquestions answered. So, we've asked them to uh give about a 15minute presentationand that leaves about 15 minutes for question, answer, and discussion. So,with that, I'll turn it over to Chris. >> Great. Thank you.>> Thanks. >> Um, yeah, we typed out a script. So,>> before you start, I just want to thank all of you for your interest in thisproject. Uh, >> we had five distinct different views ofhow to use this property. All really very interesting. It's going to be uhsome interesting conversations to come here amongst the HR as we think about umwho to partner with, but we really want to make sure that you all appreciate thetime and expense that you've gone through to to be a competitor here andget from, you know, from a group of 11 into the group of five. Um and um so wethank you for all of that and thank you for your continuing interest here.>> Yeah, thank you very much. And I think just the fact that 11 people respondedto a RFP is uh pretty uh meaningful with respect to how valuable this opportunityis to us as well. So thank you. Um good morning commissioners. Like I said wedid script this out so I'm going to actually like get through this in our 15minutes here. Uh my name is Chris Osmanson. I'm with Onward Investors.We'll be going through the whole team and everything here. Um, we're honoredto present Grand View Terrace at Arcadia, a comprehensive missionalignedredevelopment of 5146 Eden Avenue. Very cool. All right. Our vision isdrawn directly from core values. As noted in numerous comprehensive plans aswell as the request for proposals, we're focused on delivering a livable si citywith connected open space and walkable uses while practicing stewardship uh viathe use of public land uh as well as public and private investment funds. Umand also incorporating sustainability, not only environmental but justlong-term generational resiliency for this space.Uh as as was mentioned, we do have a little bit of a larger team. Uh but itis uh cohesive. I I'll ensure you that. So I uh you know, it's kind of sort ofan Avengers or a Justice League, if you will, depending on Marvel or DC comics.Um uh Ebenezer, so onward myself. We'll be going through these resumes later,but Ebenezer brings Minnesota's deepest experience in senior development andoperations, uh even creating the very financing mechanism that is used tofinance senior cooperative housing. Set properties leads retail activation andplacemaking along with underdog hospitality uh as a local communityccentric operator. You may be familiar with Daario the restaurant concept inthe north loop uh in the T3 building. Um and of course BKV which is a well-knownentity to the city of Adina um as well as many other Twin Cities municipalitiesdelivers thoughtful high impact projects.Just a quick diagram to try to make this a little bit more familiar. Um thisrepresents the dis the structure of the development team. Uh each real estateasset type. So the senior cooperative, the senior active affordable housing uhand the community food and beverage concept elements are all paired with aproven specialized developer andor partner. Um onward will be the leaddeveloper and then we are also working through the uh senior affordable housingconcept that we have proposed here. Uh, with that, I'm going to turn it overto Chris Palitch, who's the senior design leader at the BKV Group, and he'sgoing to walk through our vision uh, with architecture, landscape, and thescale of the project. Go ahead. >> Thanks, Chris. Good morning,commissioners. Glad to be here today. >> Our concept takes into account numerouscity goals, including the goals of the RFP, the pillars of Edina, and the GrandView guiding principles overall. and Mike Rich and I of BKB Group are quitefamiliar with the Grand View guiding principles and some of these other citygoals as we just recently worked on the Mesa Green project just uh across theparking lot here. And the concept you're going to see today is just merely astarting point. It's our goal to work handinand with the city as thedevelopment progress progresses. We didn't really want to overdevelop it.That's you'll see mainly white boxes here because we really want input fromkey stakeholders, from the city, from the from the neighbors, from fromeveryone around to really make this a great project. Overall,with these goals in mind, our broad development team created a shared visionfor the development. Ourconcept creates a high-quality mixeduse development including a 60-unit seniorco-op with attainable price points, a 100 unit 55 plus affordable seniorhousing building, an event center and restaurant, and a corner shared greenthat will be open to the public. The designs of the building focused oncreating vibrant walkable life-filled spaces. And what we incorporated into itwas act really looked at focusing on active street fronts. And that includesthe walk up town homes. Please go back a slide if you would here. Walk up townhomes that you see in the red on the diagram and the the street facinglobbies on on the two larger on the two larger buildings. The blue building isthe restaurant event center and that's really tucked up near the street as wellto have a continue that kind of walkable experience and presence. And then up inthe top right corner is the is the open green space that you'll see more in inthe next couple slides. And then lastly, I just want to say sustainable designwas was a thought throughout the design. And we can speak about that a little bitmore, but it's something that we we're is a piece on each step we make on thedecisions, but not necessarily fully ironed out as we're early in thedevelopment process. Okay. Uh going to a few points on keysite organization here. Starting up in the the top right corner is ourcommunity green space. We have we're showing some uh this is just verypreliminary what we're thinking about but proposing some sculptures and asmall amphitheater and that's directly connected to the pathway and the artbridge going across the the railroad tracks as well. And then it reallycentrally locates that green space as well for the other for the otherbuildings around in the center of the district. The event center is justimmediately to the south of that. And that will be able to utilize the greenspace for some of the events as well shared overall. And and then we reallywere thoughtful in the way that we approach the parking as well that youcan see most of the parking is to the rear of the event center space. There'sthere's a little bit of a drop off and on on the side and then much of theparking I'll show you in a future slide is really buried into what will be theside of the hill as well. The affordable building is thecentrallylo building and then the co-op is the south building with views to theball fields. And just one thing to point out, the co-op and the affordablebuilding have a shared entry court off of Arcadia and that's really to minimizecurb cuts and enhance the overall pedestrian experience and vitality ofthe area. The resident courtyards are are very gracious as you can see overalland you can just get a further sense from the from the bird's eyes. Althoughwe are proposing a a nice blend of projects, it is still very open andgreen. A couple of pedestrian level views tojust show just a little bit more detail of our development. The upper one is afeel of the walkup units along Eden Avenue. And this incorporates porchesand bays and movement along the exterior to create a rich visual experienceoverall. And then you can see that the the upper portion of the the residenceis stepped back from that about 30 feet overall.on the lower on the lower image. It's uh just a preliminary image of the thecorner green as well, just to give a little feel of potentially that whatthat may feel like and the connection to the existing uh existing infrastructurethat the city has already put into it. And then lastly, just a couple lastdetails we want to highlight on the the upper building section. We we reallythought about the the o overall the the grade change along the site and how toincorporate these buildings into it in a thoughtful way and terrace them up tomeet the street as as it moves up. So what we've done is we've built theparking primarily into the hill but uh you see some of it is above the hill alittle bit here too. That that's so that all the units are above the railroadtracks by at least a story. We didn't want anyone with a unit down by thetracks. But within that, the the lower left image then shows when when you arestarting to become above grade that all of the parking is buried in the backthat we're wrapped with town homes and lobby along the street facing sides. Sothat way it'll be an active experience throughout. And then lastly in thebottom right you can see that the residents are really stepped backoverall from from the town homes. So with that lastly, we we've reallythought of our development as kind of right sizing it to the not maximizingthe density but right sizing it to fulfill the vision of the Grand ViewDistrict Master Plan. Thanks.>> Yeah, thank you. >> Few other additional elements to theproposal. Um thanks for that overview, Chris. Much appreciated. Um I'll brieflywalk through the financial concepts and just the timing of the project. Um theproposed acquisition price is $4 million. We would additionally seek tocreate a tax increment financing district um which would mainly serve tofacilitate some of the on-site parking infrastructure that was mentioned umwhich is currently buried underneath the uh senior active affordable project. umas well as just really enhancing the pedestrian experience along Eden uh andArcadia so that we can ultimately get up into kind of the apron where thepedestrian crossing is at the railway connection. Um and if we had some addeddollar availability from that, we would also seek to kind of look at some micromultimodal options. Uh we've looked at some like ebike sharing systems andthings like that uh to really kind of facilitate like a 15-minute cityconcept. Um, while it doesn't, our proposal doesn't explicitly state this,I just wanted to note, uh, at least the affordable project will be utilizingprevailing wage rates. Uh, that's a requirement with Minnesota HousingFinance Agency. Um, and I think it's important just to understand that withinthat endeavor. Um, and overall with respect to the timeline, uh, our ourteam would be looking to be awarded the RFP here in the third quarter of 2025.And then just to really fast forward, uh we would expect to deliver all elementsof these uh the completed project in the first quarter, probably late firstquarter of 2028. Um one thing I wanted to briefly touch on just because I knowthat it could potentially be a future conversation starter is the timing onlow-income housing tax credit projects. Uh they do take some patience. Uhhowever, what we would seek to do is make an application to Minnesotamanagement and budget to secure bonding as soon as we could, most likely in thefirst quarter of 2026. Uh and essentially that gets you on the waitlist so that we could prepare to be ready to execute on the low-incomehousing project as soon as we were allocated bonds. And that's really thecritical path. The rest of the financing elements we can bring along in time. Um,and I think overall our timeline is realistic. In summary, we're presenting a vibrant,walkable, life-filled place that is inclusive of many spaces and ages. Itmeets various community needs for this location and complements a lot of theexisting infrastructure that has been uh already invested in. Uh, and we'recreating more neighborhood permeability with natural space and wayfinding andfulfilling the Grand View District vision. that's been around for shootmaybe 20 years at least 10. Um so now we're just going to do a brief teamintroduction so you can see that we do have the the hood spot to execute onthis. Um you'll hear from myself followed by Susan and Josh with uhEbenezer and Atoria as well as Lamar from Set Properties and Steven fromUnderdog Hospitality uh who will walk through the food and beverage conceptand real estate. And we'll close with BKB's senior leadership team.Oddward Otar Investors is a privately held real estate firm with a 15-yeartrack record here. And most of the founders actually date backsignificantly further than that 15-year track record. We have investments anddevelopments across multiple asset classes. uh pretty much all of the onesthat you could think of. And we bring an institutional platform with local rootsand capital uh focused on building legacy projects that serve both theinvestors and the communities that we operate in. My specific background uhincludes structuring public and private partnerships such as the BurkemanApartments in Rochester, Minnesota, uh Ratio Apartments in Columbia Heights, uhChorus Apartments in Hopkins, Minnesota. These are all projects that leveragescarce municipal resources for inclusive and sustainable outcomes. Uh the site isalso in my backyard. Uh I'm technically in southwest Minneapolis, but I canthrow a football into Edina. Um and we view this as these opportunities arelong-term. We feel that they provide stewardship for us to be working andcontinue working in in the city of Edina itself. >> With that, I'll turn it over to Susan.Thanks, Mr. Rossson. >> Okay, thank you everyone. I appreciateyour time. I'm Susan Far and I'm the VP of business development at Ebenezer andI'm very proud to be here and you should be all so excited. We love your land.Just want you to know that I personally have built 58 senior buildings since mycareer, since college. So, I'm very excited about that. And we were thefirst senior. Well, that will be Sorry, I'm getting too excited here. But justwant you to know Ebenezer's been around over a hundred years. We're part ofFairview. We merged with Fairview in 1995. We love that we have that TCUhospital connection and we have over 110 locations in sixdifferent states and we serve over 14,000 seniors. And in our corporateoffice here in um Edina, which not all our properties are here, of course, wehave 4,700 employees. So um can you just go back one second?>> Yep. >> Okay. Just what we have 60 co-ops. We'rethe largest co-op management company in the nation. We have 50 communities thatum we've did developed with Ebenezer, 4.15 million and we are ranked 13 in thenation for the senior housing provider and our management company. Next, Chris.So, here's just some of our projects just in Edina and I've had the privilegeof working with the mayor and commissioners. It was been great. Auroraon France, York Gardens, um 7500 York is probably our standout here. That is thefirst cooperative in the nation that was designed with a very smart group ofpeople. And it's a HUD 213 loan, which all these people now use for theseco-ops. that has a 20-year weight list for some of the two-bedroom apartments,10-year weight list for the smaller two-bedrooms, and we still manage thatto this day. But we are very excited about that and happy that other peoplehave also piggybacked on that. But we have 250 people in our corporate officehere in Edina and that is for our management arm of all of theseproperties. We also manage Vernon Terrace and of course I mentioned we'repart of Fair View. So thank you. >> Thanks Mur.>> Uh good morning. Uh thank you for the opportunity to uh speak with you heretoday. Uh I am here representing Leap Development Company and AtoriaCooperatives. Uh I've spent just about 15 years um building more than 15 seniorcooperatives uh communities in the Midwest across multiple brands. uhhonored to be partnering with Ebenezer on the Atoria cooperative brand itself.Uh that experience has shown us that cooperatives don't just serve seniors.Uh they actually really do strengthen neighborhoods and we've seen that timeand time again on the projects we've developed. Oftent times about 80% of themembers that move into a cooperative are vacating homes directly in the zip codeuh where that project is being built. Uh and so it's it's not just meeting orbringing folks in, it's meeting a mo a local need in a sustainable way. UhAtoria cooperatives are designed to foster pride and ownership not justwithin the building but within the surrounding community as well. Umwhen when older residents, as I touched on just a moment ago, uh move intoAtoria, they free up existing home stock for young families, and that really doescreate uh a natural and intergenerational uh cycle that keepsneighborhoods vibrant and rooted. Uh story of Grand View Terrace at Arcadia,that's a bit of a mouthful, Chris, we might have to talk about that. Uh is uhis the next evolution of of senior cooperative living. uh really drawing onour experience as well as Ebenezer's uh experience and um legacy as as Susanmentioned the largest senior cooperative management company in the nation. So ourgroup together combined with our with our efforts and expertise really feellike we're not building just housing. Uh we do believe that we're buildingcommunity stability and opportunity uh on this site here in Edina. So thankyou. >> Yes. Thank you,>> Lamar. >> Well, thank you uh and good morning,commissioners, and thank you for the opportunity to collaborate uh with youall this morning. Uh my name is Lamar Newburn, and I'm a founding partner ofSet Properties, a boutique commercial real estate brokerage and advisory firmwith more than four decades of combined experience throughout the Twin Cities aswell as uh throughout the Mountain West. We are honored to serve as aco-development partner uh for Grand View Terrace at Arcadia alongside thisexceptional team uh before you today and uh when selected uh look forward tocontributing to the future of this significant site within Edina's GrandView District. Our focus today uh is on the concept visioning for theapproximately 9,000 square foot food and beverage or FMB uh space within GrandView Terrace at Arcadia. We are in active conversations with both membersof our surrounding community uh as well as prominent restaurant groups in thearea. One primary conclusion from ourconversations thus far that rings true is the desire for an interconnected,welcoming, community oriented space that incorporates the existing infrastructurealready in place and facilitates gatherings throughoutthe day and across all four seasons. We have listened to this feedback and arecommitted to cultivating a dynamic environment that meets the needs of thecommunity both today and far into the future. To help bring this vision tolife, we are collaborating with Underdog Hospitality, the team behind DaarioRestaurant in the North Loop, which was previously mentioned. I am very excitedto invite Steven Row, managing partner of Underdog, to share more thoughtsabout our proposed concept and what it means for our community. StephenThank you, Mr. Newurn. Mr. Ro, welcome. >> Thank you. Um, good morning everybody.I'm here to talk about the food and beverage concept that we'd like to placehere. And, um, the name is the Arcadia Bar and Cafe and the Conservatory onEden. Um, starting with the cafe and bar, servicewould be grab and go and, um, coffee in the morning. we'd move on to fullrestaurant service in the afternoon and evening. And um this is a restaurantthat would serve about 120 seats inside and 48 outside. So kind of a moderatesize restaurant. But what's really really exciting about the opportunityhere is uh the restaurant concept will be placed on top of the event center. Sothat would allow for um semi- panoramic views all around the restaurant andthat's really great. Um the restaurant that I own right now, we have giganticwindows but we don't have the opportunity to see kind of above andwith an adjoining courtyard and amphitheater. Uh it presents like a areally really exciting opportunity. Um, when we think about summer views, youknow, you you've got all this wonderful sunlight and in the winter you've gotthe blanketing of snow. We just want to create a nice, vibrant, um, fresh andclean looking restaurant. Uh, on the on the bottom of the restaurant, we havethe conservatory on Eden, which is meant to be a a modular event center. And whatthat means is instead of having fixed walls and kind of set rooms, you havesliding walls and sliding spaces so that you can accommodate smaller groups. Ummaybe a smaller wedding party at the same time as a graduation party on theother side. And again, what's really exciting about this project is we kindof envision a group starting with like a nice happy hour and drinks in therestaurant. Um having a ceremony outside and then coming in uh to the eventcenter for reception. And you know that goes that goes for even retirementparties, corporate events. uh really want to embrace this open air feel andum create create natural views and and a warm inviting space for all sorts ofmembers of the community. Uh now the kind of the the nice thing abouthaving an in-house um food and beverage team with an event center is that youcan create really great synergy um in terms of what you serve and seasonalityand really really locking in and creating a consistent experience for thepeople that come in for dinner and the people that come in for events so thatnobody feels like they're getting the short end of the stick. everybody'sgetting a high quality experience and everybody can kind of feel the beauty ofthe the room, the food, um, and the atmosphere. We really want to create avery very light, buoyant space here instead of it being kind of like a adarker, um, kind of wooden steel type of restaurant. Um, another element that Ijust want to touch on is the aesthetic of the restaurantitself. Um, and it's a kind of like a bright market European feel. We havethis bar that not only serves uh coffee, but again the graband go in the morningand then a nice open dining room. Um, and with that being said, I thank youfor your time. Yeah. Thankyou. We got about five minutes left. Yeah.>> All right. I'll go for less than one minute. Good morning, commissioners. Uhmy name is Mike Rich. I'm president and senior partner for BKV Group. Ourcompany uh was founded over 47 years ago in the Twin Cities. Uh we have workedprolifically both locally and nationally on over 400 projects in the public andprivate sectors for this entire period with a basic mission to enrich lives andstrengthen communities. Our holistic practice with full services propels usto deliver the highest quality outcomes. Uh specific to the city of Adina, if youwant to click to the next slide, Chris, um we know how to realize the cities andthe community's goals. Um I say this because over 20 years ago, uh thencouncil member and now mayor Hland has challenged BKV over and over again to doour best work for the city. Uh I've had personal conversations for making thatclear and I believe we have delivered on that promise with projects such as theDina city hall and police building that we're sitting in our one southale placethe Fred Mong green and most recently fire station number two. We arecommitted and dedicated to fulfilling this critical piece of the Grand Viewmaster plan to take it from a vision to a reality. With that we'll open it upfor questions. Thank you. >> All right. Very good. Thank you.Um, council member or commissioner Jackson.>> Yes. Thank you, Mr. Chair. Briefly, the amount of pvious surface and I think youtouched on environmentalism um and sustainable, so I won't ask thatquestion, but how much pvious surface are we talking about?>> We're we're looking about 35 to 40% right now is just for for where we'relaid out. But I said very preliminary and flexible.>> Okay. Thank you. Uh, council member Commissioner Russer.>> Um, how large like square footage are youestimating the units that are 50% AMI, 60% AMI, 80% AMI?>> Are those uh, commissioner, are those within the affordable housing concept orYeah. >> Uh, so well the size wouldn't bedictated by the area median income affordability. So, I mean, if it's a ifit's a onebedroom, it would likely be approximately 700 square f feet to 800square f feet. If it's a twobedroom, it would be approximately 1,000 to,200square feet. Um, and so, but we would be required to distribute the affordabilitythroughout the building in a prata manner,>> right? I'm just um seeing uh concepts for affordable houses oraffordable rentals and they're really small and then I look at the market rateprices for a small unit and so that's what I'm wrestling with right now.>> Oh, sure. Yeah. So, this would be a senior affordable concept. So, we weneed to make them congruent with what with what would otherwise be offered inthe marketplace. So, uh this isn't going to be an urban concept where we're goingfor like a microunit concept. that would be comparable to um any other seniorliving facility. >> Youcommissioner, >> thank you and thank you for the greatcollaboration across so many different folks. I I do really appreciate that. Ummy questions were only going to be about the event center because I think thatthat's something that's really unique um and was exciting to see, but you yougave a really good overview. I wanted to know, you know, what might be here. orgive me some of that inspiration. Um, so thank you for going through that. Idon't have any direct questions right now. Um, but overall I just I wanted tothank you again for for pulling the presentation together. This has beenreally great. >> I'm going to segue right off of thatbecause I'd like to understand a little bit better what you see uh with respectto this event center and is it something that is owned privately or is itsomething that we own that you use and operate or what what your what were yourthoughts there? I I can elaborate on that just in sortof I guess being the lead developer. Um but I think the intent was we we didn'tnecessarily want to you know lay off that element to the city um and berespectful of the fact that we would ultimately be responsible for theoperations and the elements of that. Um, but the location of it, um, in being onthe north side and just adjacent to the pedestrian facilities for the crossing,we I mean, we do want to emphasize we we'd like to figure out how to make it aa public private element that could be utilized for for more than just privateevents. Um, and we're really excited about that location because we I don'tknow if you've if you've been in Jerry's, right, it's like the craziestplace I've ever been. um we want to figure out how to get people from Idon't know if you can do it but just to walk up that hill and come across thatpedestrian crossing and come to here and then they can go to Hilltop. So it'sjust this natural confluence and yeah we we really hope it is a kind of a publicprivate endeavor but it would be undertaken by by us um with with quite abit of flexibility I imagine in a in a development agreement.>> Okay. >> Yeah. So, I would just add on to thatthat um obviously we're uh very much hoping to uh be very open andcollaborative with uh uh you all commissioners and and city council uhthroughout that whole process. So, uh open, collaborative, flexible and andlistening to the community uh to serve the community in the best way possible.>> Thanks, Mr. Newurn. Uh Mr. Osmanson, uh let's talk financing quickly here. Wegot a couple minutes. Absolutely. We're on we're on the mark, I guess. Okay, oneminute. Uh, so you're thinking about four million plus you said they're goingto need some tiff and then I heard you talking about uh Minnesota managementbudget and going to get some bonding money. I didn't hear you talk aboutMinnesota housing finance. Uh, all of that takes time. What what what are wethinking about here uh and how to you know what what portion of thatbecomes uh tax increment financing on the 4 million? what you know to the Iguess we're talking about the structured parking. The architects may have somerough idea of what that number is based on their knowledge of the cost perstall. >> Sure.>> Uh but the other parts of it I'm interested in as well is to if you haveto go get other public funds to fund the affordable part of it, how long is thatgoing to take? >> So we would look to so specifically uhlet me break it down. So, uh, if we were going to look at the the tax incrementfinancing piece, most of that increment is derived by the senior cooperativehousing, um, as well as the retail concept. So, the district would be forthe the whole three parcels that's envisioned. And then we would be usingit for eligible uses of of parking and landscape activation. I I theapproximate value that I put on that from a present value perspective was$4.4 million over the course of anywhere from 15 to 25 years. Um, if we then lookat specifically the low-income housing tax credit process, uh, you know, it itis a more patient process. However, what I was referencing is the bonding processis just the normal process that you go through for a tax credit project. Uh,the critical path is securing those bonds. After that, the ability to gettax credits and things like that is um is is a very liquid environment. Andwhat happens is if we were to make an application in January of 2026, you havea year and a half to receive those bonds. We would likely there's been somefederal changes that will make it easier to receive those bonds as opposed tokind of the stacking mechanism that's been going on for about the last 7 to 8years. Um, and so the timeline of opening everything in quarter 1 of 2028is realistic and it assumes that we potentially are I'll say waiting, it'snot the correct word, but that we are waiting to get those bonds and we wouldbasically have everything else in place to start right there. The seniorcooperative housing, that's a that is a uh HUD debt concept and then the equitycomes from the uh purchasers. So it is actually more of a captive financing uhcapital stack. You don't suffer from some of the uh macroeconomic kind ofconvulsions that have been recently happening where projects have juststopped and died. Um there's liquidity. It's just kind of depends on what thepricing elements are of that. So hope hopefully that's helpful.>> So the time horizon then for starting construction would be when andcompletion would be when? So let's just say the the longest possible time uhwould be from we would receive bonds on the litecopportunity let's say in January of 2027. So then we have an approximatelyyear to to build that and so that puts us right into that first quarter of2028. At 100 units it's probably anywhere from a 12 to 15monthconstruction schedule. >> In the meantime you're working on theother component parts. >> Yep. Absolutely. So, the the seniorcooperative has a different sale process. The>> All right, that helps. >> Yep.>> Okay. Thanks, Mr. Rossson. Thanks to your entire team again. Thank you somuch for being interested in being in Edana. We really appreciate it.>> And of course, we know Ebenezer has been here for a long time and doing a goodjob on everything they manage. So, thank you.>> Thank you, Mr. Chair. Thank you, commissioners.>> Thank you. >> Have a great day. >> All right. So that was our our fifthpresentation for the morning. So it's been a long morning. What we had in mindwas to take a break from the public meeting and adjourn and discuss what youjust heard. Uh the potential sale of real estate is one of those raresituations where we can uh adjourn the public meeting and have the privateconversation about price point and which is the the uh proposal that might be thebest fit. We can't have that in a closed setting. uh can't make any decisionsthere. Uh no final actions. Uh but it does uh provide a sense of privacy andthe ability for the uh for the uh for the city to still negotiate the bestprice and the best project. So that would be my recommendation to adjourn toa close session and uh discuss what we just heard.>> All right. So give us a couple minutes for a break and then we'll go to that uhnotion. I think we're all prepared for that. I think doing having thisconversation fresh in time. I wish uh our colleague Commissioner Pierce washere, but nonetheless, the four of us willhave a I think a robust conversation on this. So, uh should we take five minutesfor a break and then reconvene at 10:15? >> What?>> Need a motion to go into close close session>> or we take the break? >> Well, our table for right now, right?Isn't that what I mean? We've just been taking breaks. Why can't we take a breakand then go into close session? I mean, I don't want to>> It might be easy to to easiest to make the motion now to go to close sessionand then on your way to the close session. I'm not fussy about process. Ifthat you think's the best way to do it, that's fine.>> Uh, is there a motion to go into close session as permitted by Minnesotastatutes 13D.05 subdivision 3 to review and discuss the proposals for the saleof land at 5146 Eden Avenue? >> So moved.>> I second. >> We got a motion and a second. Motion byCommissioner Jackson, second by Commissioner Agnu to um go into closesession to discuss the proposals for the sale of land at 5146 46 Eden Avenue. Anyfurther discussion? All those in favor of going into close session for thatpurpose say I. >> I.>> I. Opposed carried. Uh we will now be in close session for purposes of thatconversation and take just a short break before we start that conversation inearnest.