2012-11-13 HRA Agenda PacketPLEASE TURN OFF CELL PHONES & PAGERS IN COUNCIL CHAMBERS.
•
AGENDA
MOUND HOUSING & REDEVELOPMENT AUTHORITY
REGULAR MEETING
TUESDAY, NOVEMBER 13, 2012 6:40 P.M.
MOUND CITY COUNCIL CHAMBERS
Page
C�
1. Open meeting
2. Action approving agenda, with any amendments
3. Action approving minutes: October 23, 2012 regular meeting 1
4. Action approving claims 2 -6
5. Mary Bujold, representing Maxwell Research, presenting 7 - 14
Contract for Professional Services for preparation of market study
and strategic analysis
6. Adjourn
•
MOUND HOUSING AND REDEVELOPMENT AUTHORITY
• October 23, 2012
The Mound Housing and Redevelopment Authority in and for the City of Mound, Minnesota, met
in regular rescheduled session on Tuesday, October 23, 2012 at 6:55 p.m. in the council
chambers of city hall.
Members present: Chair Mark Hanus; Commissioners Heidi Gillispie, Ray Salazar, Heidi
Gesch, and David Osmek.
Others present: Executive Director Kandis Hanson, City Clerk Bonnie Ritter, City Attorney
Melissa Manderschied, Community Development Director Sarah Smith, City Planner Rita Trapp
1. Open meeting
Acting Chair Osmek called the meeting to order at 6:55 p.m.
2. Approve agenda
MOTION by Osmek, seconded by Gesch to approve the agenda. All voted in favor. Motion
carried.
Chair Hanus and Commissioner Gillispie arrived at this point in the meeting, at 6:56 p.m.
3. Approve minutes
MOTION by Osmek, seconded by Salazar to approve the minutes of October 9, 2012. The
following voted in favor: Gillispie, Salazar, Hanus and Osmek. The following voted against:
• None. Gesch abstained from voting because she was absent from that meeting. Motion
carried.
4. Payment of claims
MOTION by Salazar, seconded by Osmek to approve payment of claims in the amount of
$5,762.97. All voted in favor. Motion carried.
5. Adjourn
MOTION by Osmek, seconded by Salazar to adjourn at 6:57 p.m. All voted in favor. Motion
carried.
Attest: Bonnie Ritter, City Clerk
•
Chair Mark Hanus
-1-
Mound HRA Claims as of 11 -13 -12
•
DOLLAR
YEAR BATCH NAME AMOUNT
2012 1101HRAMAN $259.35
2012 1113COMBOND $3.,503.67
2012 111312HRA $5,006.81 •
TOTAL CLAIMS $8,510.48
0
-2-
SAFINANCE DEPT \AP \HRA MTG CLAIMS LISTING
_ MOUND, MN 11/01/12 9:56 AM
\, Page 1
Payments
CITY OF MOUND
Current Period: November 2012
Batch Name 1101 HRAMAN User Dollar Amt $259.35
Payments Computer Dollar Amt $259.35
$0.00 In Balance
Refer 1 FRONT/ER/CITIZENS COMMUNICA
Cash Payment E 680 - 49800 -321 Telephone & Cells PHONE SVC 10 -13 THRU 11 -12 IKM $259.35
Invoice 11012012 10/13/2012
Transaction Date 11/1/2012 Wells Fargo HRA 10120 Total $259.35
Fund Summary
10120 Wells Fargo HRA
680 HRA PUBLIC HOUSING $ 259.35
$259.35
Pre - Written Check $0.00
Checks to be Generated by the Computer $2 59.35
Total $259.35
•
•
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MOUND, MN 11/07/12 1:36 PM
—�\ Page 1
Payments
CITY OF MOUND
Current Period: November 2012
Batch Name 1113COMBOND User Dollar Amt $3,503.67
Payments Computer Dollar Amt $3,503.67
$0.00 In Balance
Refer 1
COMMON BOND COMMUNITIES
Cash Payment
E 680 -49800 -101 F T Empl Regular
PAYROLL REIMB 10 -19 -12 OFFICE SALARY
$980.30
Invoice 039679
10/19/2012
Cash Payment
E 680 - 49800 -122 FICA
PAYROLL REIMB 10 -19 -12 OFFICE ER TAX
$73.49
Invoice 039680
10/19/2012
Cash Payment
E 680 -49800 -131 Employer Paid Health
PAYROLL REIMB 10 -19 -12 OFFICE ER
$107.23
INSURANCE
Invoice 039681
10/19/2012
Cash Payment
E 680 - 49800 -121 PERA
PAYROLL REIMB 10 -19 -12 OFFICE ER 401 K
$34.61
MATCH
Invoice 039682
10/19/2012
Cash Payment
E 680 - 49800 -430 Miscellaneous
AMERIPRIDE MT HATS -COATS #6590
$30.80
Invoice 039729
10/19/2012
Cash Payment
E 680- 49800 -430 Miscellaneous
AMERIPRIDE MT UNIFORM 9 -12 #6590
$11.10
Invoice 033981
10/8/2012
Cash Payment
E 680 -49800 -121 PERA
9 -12 401K ADMIN FEE #6380
$0.57
Invoice 038661
10/15/2012
Cash Payment
E 680 -49800 -121 PERA
10 -12 401K ADMIN FEE #6380
$0.57
Invoice 038767
10/15/2012
Cash Payment
E 680 -49800 -307 Admin /Finance /Compute
MGMT FEE NOVEMBER 2012
$2,265.00
Invoice 043028
10/26/2012
Transaction Date
11/7/2012
Wells Fargo HRA 10120 Total
$3,503.67
Fund Summary
10120 Wells Fargo HRA
680 HRA PUBLIC HOUSING
$3,503.67
$3,503.67
Pre - Written Check $0.00
Checks to be Generated by the Computer $3,503.67
Total $3,503.67
•
In
MOUND, MN
11/08/1211:29 AM
��.
Page 1
Payments
•
_r ......................._�.. 'wo
CITY OF MOUND
Current
Period: November 2012
Batch Name 111312HRA User Dollar Amt $5,006.81
Payments Computer Dollar Amt $ 5,006.81
$0.00 In Balance
Refer 1 CENTERPO/NT ENERGY (M/NNEG
Cash Payment E 680 - 49800 -383 Gas Utilities
GAS SERVICE 9 -20 THRU 10 -20 -2012 IKM
$814.00
Invoice 11132012 10/22/2012
Transaction Date 1117/2012
�.M.,.�.
c COVERALL
Wells Fargo HRA 10120 Total
$814.00
Refer 2 CLEANING CONCEPTS
Cash Payment E 680 - 49800 -460 Janitorial Services
COMMERCIAL CLEANING SVCS NOVEMER
$598.59
2012 IKM
Invoice 7070183555 11/1/2012
Transaction Date 11/7/2012
Wells Fargo HRA 10120 Total
$598.59
Refer 4� FRED HOFF PAINTING
Cash Payment E 680 - 49800 -402 Building Maintenance
PAINT WALLS & CEILINGS UNIT #205 8 -10 -12
$383.70
Invoice 213 9/5/2012
Cash Payment E 680 - 49800 -402 Building Maintenance
REMOVE WALLPAPER, SAND, PATCH &
$570.95
PAINT BATHROOM WALLS & CEILING #207
8 -18 -12
Invoice 213 9/5/2012
Cash Payment E 680 - 49800 -402 Building Maintenance
PAINT WALLS & BATHROOM CEILING #214 8-
$222.55
•
19 -12
Invoice 213 9/5/2012
Transaction Date 11/7/2012
Wells Fargo HRA 10120 Total
$1,177.20
Refer 3 HD SUPPLY FACILITIES MAINTEN
Cash Payment E 680 - 49800 -220 Repair /Maint Supply
SLAB DOOR & DOOR WIDTH TIERS -IKM
$73.41
Invoice 9118547542 10/24/2012
Transaction Date 11/7/2012
Wells Fargo HRA 10120 Total
$73.41
Refer 7 NS11 MECHANICAL CONTRACTING,
Cash Payment E 680 -49800 -401 Building Repairs
BLEED AIR FROM SYSTEM & ADD WATER
$222.12
TO INCREASE SYSTEM PRESSURE 10 -11 -12
IKM
Invoice W26750 10/25/2012
Transaction Date 11/7/2012
Wells Fargo HRA 10120 Total
$222.12
Refer 5 SHERVVIN WILLIAMS COMPANY
Cash Payment E 680- 49800 -220 Repair /Maint Supply
10 5 GAL SHER -COLOR PAINT
$212.57
Invoice 5026 -8 11/2/2012
Transaction Date 11/7/2012
m...»
Wells Fargo HRA 10120 Total
$212.57
Referw 8 STA -SAFE LOCKSMITHS COMPAN
Cash Payment E 680 -49800 -401 Building Repairs
DRILL LOCK OPEN, INSTALLMORTICE &
$155.00
LOCKSET W/TRIM UNIT #400 IKM
Invoice 0019031 10/16/2012
Transaction Date 11/7/2012
�
Wells Fargo HRA 10120 Total
$155.00
Refer 9 TRUE VALUE MOUND ( IKM)
•
Cash Payment E 680- 49800 -220 Repair /Maint Supply
Invoice 098729 10/15/2012
WALL PLATES, WIRE DRAIN AUGER
$19.40
Transaction Date 11/7/2012
a6
Wells Fargo HRA 10120 Total
$19.40
Refer XCEL ENERGY
MOUND, MN 11/08/1211:29 AM
Page 2
\� Payments
CITY OF MOUND
Current Period: November 2012
Cash Payment E 680 -49800 -381 Electric Utilities ELECTRIC SVC 9 -22 THRU 10 -22 -12 IKM $1,734.52
Invoice 444640273 10/24/2012
Transaction Date 11/7/2012 Wells Fargo HRA 10120 Total $1,734.52
Fund Summary
10120 Wells Fargo HRA
680 HRA PUBLIC HOUSING $5,006.81
$5,006.81
Pre - Written Check $0.00
Checks to be Generated by the Computer $5,006.81
Total $5,006.81
•
•
•
1A
5341 Maywood Road
Mound, MN 55364
• (952) 472 -0604
Memorandum
To: Mound Housing and Redevelopment Authority
From: Sarah Smith, Community Development Director
Date: November 7, 2012
Re: Proposed contract for preparation of marketing assessment study for downtown Mound
Summary. For review and consideration by the HRA at its November 13, 2012 meeting is a
proposal from Mary Bujold from Maxfield Research for preparation of a marketing assessment
study for downtown Mound. As the HRA is aware, this project has been on Staffs priority list for
some time and we believe it is a necessary and important tool for continuation of our
redevelopment efforts following the projects and activities that have been completed to date
especially in light of the economic downturn in recent years. It will also create a strategic
implementation plan for the future as we continue to entertain and seek out new projects.
The cost of the project is $21,900 and is expected to take 75 days to complete. The
recommended funding source for the project is TIF 1 -3. Ms. Bujold will be at attending next
Tuesday's HRA meeting to discuss details of the proposal and to answer questions that HRA
members may have.
• Requested Action /Recommendation. Approval.
•
-7-
xi�ld •
rare [nr.
1 7 �
August 31, 2012
Ms. Sarah Smith
Community Development Director
City of Mound
5341 Maywood Road
Mound, MN 55364
Dear Ms. Smith:
Thank you for asking Maxfield Research Inc. to submit a proposal to review and reassess rede-
velopment and revitalization in Downtown Mound. As we understand, the City requires an as-
sessment of the redevelopment that has been completed to date, an update of current market
conditions and their impact on the Mound Downtown vision and to provide a strategic analysis
of the next steps in order to proceed with further improvements.
The attached proposal outlines a work program to complete an assessment of growth trends
and current market conditions for housing, office, retail, lodging in the Downtown and develop
a strategic set of recommendations for the City along with an implementation guide program to •
continue the redevelopment process. Specific characteristics of this assessment will include:
• Review of infrastructure projects completed for Downtown Mound;
• Impact of the economic downturn and its effect on redevelopment efforts, focusing on
retail;
• Analysis of current mix of uses in the Downtown and ways in which the City can encour-
age and enhance business development and retention.
• Assessment of the ability to support specific uses in the Downtown including additional
restaurants and lodging;
• Strategic plan for implementation of next phase of redevelopment;
• Recommended action steps.
The analysis will provide: 1) updated demand calculations for various real estate market com-
ponents including housing, office and retail space (restaurants) and lodging; 2) types of prod-
ucts /space in each component that would be most appropriate for Downtown Mound 3) stra-
tegic plan for City's next steps, 4) projected development timeframes, and 5) synergies among
various types of development in the Downtown and the immediate surrounding area.
The enclosed market analysis would be completed for $21,900.00, including all out -of- pocket
expenses. The analysis would be completed within 75 days of a signed contract.
612 - 338 -0012 (fax) 612 -904 -7979
1221 Nicollet Avenue S. Suite 218, Minneapolis, MN 55403
www. maxfiieldresea rch.com
•
• Ms. Sarah Smith, Community Development Director
City of Mound
August 31, 2012
Page 2
Please review the enclosed proposal and contact me with any questions that you may have.
We look forward to working with you on this important project.
Sincerely,
MAXFIELD RESEARCH INC.
7
f
I�
Mary C. Bujold
President
•
• 612- 338 -0012 (fax) 612 -904 -7979
1221 Nicollet Avenue S. Suite 218, Minneapolis, MN 55403
www.maxfieldresearch.com
-9-
Meld
August 31, 2012
Ms. Kandis Hanson
City Administrator
City of Mound
5341 Maywood Drive
Mound, MN 55364
CONTRACT FOR PROFESSIONAL SERVICES
Maxfield Research Inc. proposes to complete an update of current market conditions for vari-
ous real estate market segments in Downtown Mound, including retail, office, lodging and
housing and to consider the next phase of redevelopment for the community that will build on
what has been accomplished. The market analysis will assess the potential demand for a varie-
ty of development including multifamily residential (general occupancy — for -sale and rental),
independent senior housing, retail, and office space. As a part of this analysis, Maxfield will ex-
amine current market conditions, demographic and economic characteristics for Mound and
surrounding impact communities (the "Trade Area ") and will focus identifying additional devel- •
opment supportable. The analysis will take into account:
• Current economic conditions and the capital markets;
• Completed Downtown infrastructure and private development projects;
• New developments and potential competitive development;
The analysis will provide specific recommendations and a strategic plan for the next phase of
redevelopment. The recommendations will consider how to best strengthen the Downtown
utilizing a mix of new development and marketing /promotion strategies. An implementation
framework will be provided.
The analysis will also provide a more in -depth assessment of the potential support for addition-
al restaurant space considering different types of formats and the support for lodging.
The analysis will include a substantial amount of primary research - interviews with key stake-
holders, business owners in the community, government officials, and others to provide a com-
prehensive assessment.
612 - 338 -0012 (fax) 612 -904 -7979
1221 Nicollet Avenue S. Suite 218, Minneapolis, MN 55403
www.maxfieldresearch.com
r�
-10-
Ms. Kandis Hanson, City Administrator August 31, 2012
City of Mound Page 2
• TH D
ME O OLOGY
The hallmark of Maxfield Research Inc.'s approach to all projects includes the appropriate
blending of primary (field) research with secondary research. Primary research includes sur-
veys of existing housing and commercial properties, one -on -one interviews with developers,
Realtors, commercial brokers, city and government agency staff, and others familiar with real
estate issues and market conditions. Secondary research includes data obtained from reliable
published sources including the Census Bureau, ESRI, Inc. (a national demographics firm), and
Metropolitan Council.
Secondary published data is always reviewed carefully in light of other local factors revealed
through the primary research that may have an impact on the analysis. The result is a custom
analysis that provides the Client with information that is timely and locally pertinent.
The Scope of Services on the following pages outlines the tasks that will be conducted to com-
plete the analysis.
SCOPE OF SERVICES
• I. Field Analysis of Current Conditions and land Use
A. Complete an inventory of businesses by type in Downtown Mound through field
work. Obtain additional information where available on parcel sizes, parking spaces
(on and off - street), building sizes, among other items. Identify parcel ownership and
parcels in transition. (NOTE: Maxfield Research Inc. will require the assistance from
the City in obtaining some of this data).
B. Segment existing businesses by market sector (retail goods, office, services, enter-
tainment, recreation, etc.).
C. Conduct interviews with Mound business owners, business association members,
city staff, and other key stakeholders to identify past, and current initiatives and key
issues affecting businesses in the Downtown.
D. Assess how the recent improvements to the Downtown have strengthened the
community; identify the level to which outcomes were achieved; identify the level to
which outcomes were expected or unexpected regarding the improvements that
have been made or other situations that resulted as an impact from the redevelop-
ment.
11. Retail Market Analysis
A. Define the trade area for retail goods and services in Mound based on community
orientation, travel patterns, and proximity to competitive developments.
MAXFIELD RESEARCH INC. -11-
Ms. Kandis Hanson, City Administrator August 31, 2012
City of Mound Page 3
•
B. With the existing recent development, identify how the recent development has
strengthened the Downtown; assess the areas that still exhibit weakness and /or
how Downtown retail dynamics have shifted with the recent redevelopment.
C. Identify locations in the Downtown that represent the best potential locations for
additional retail development to capitalize on recent redevelopment.
D. Analyze retail market trends in the Trade Area
1. Examine demographic growth trends and characteristics of the Trade Area.
2. Examine retail expenditure data for households in the Trade Area.
3. Examine data on overall retail sales trends in the Trade Area.
4. Conduct interviews with local businesses, Downtown business associations,
retail leasing brokers and building owners, and others involved with the devel-
opment of retail space in the Trade Area; identify areas near to the Downtown
that compete for Mound customers for various goods and services.
E. Existing Retail Market Conditions
1. Update inventory of existing retail space in Downtown Mound (utilize asses-
sor's data in addition to physical visual inventory); focus on retail space added
to the community since the previous analysis; identify how the retail mix has
changed and update vacancies.
2. Compare lease rates for new space in Mound to those of nearby communities;
discuss the ability to capture new space based on lease rates for new users in
the Downtown; assess challenges for different retail sectors. •
3. Inventory any planned retail development, including renovations and expan-
sions in the Trade Area. Assess their impact on the potential for retail in
Downtown Mound and the community as a whole.
4. Interview retail brokers in the area regarding retail market trends, positioning
of Mound within the Trade Area, the potential for new retail in specific loca-
tions and identify areas that would compete with new retail development in
Downtown Mound for customers.
5. Analyze the capacity to attract new restaurants to Mound; discuss ways to
overcome the challenges in attracting this type of space to the area.
E. Demand Estimates and Recommendations
1. Reassess the ability to support additional retail space in Mound through 2020.
2. Identify unmet market niches that exhibit the potential to be successful in
Mound.
4. Analyze the conditions necessary to attract certain types of users.
5. Develop a plan for attracting these users.
6. Identify existing synergies and how they may be increased.
III. Office Market Analysis
A. Define the Trade Area for office space; examine demographic growth trends in the
Trade Area.
B. Update Employment Trends and Business Growth in the Trade Area.
•
MAXFIELD RESEARCH INC. -12-
Ms. Kandis Hanson, City Administrator August 31, 2012
City of Mound Page 4
•
1. Update overall employment growth trends for the Trade Area.
2. Update business growth trends in the Trade Area (types of business establish-
ments) focusing on growth among businesses that traditionally utilize office
space.
3. Identify the key strengths and weaknesses of the area as it relates to the po-
tential for new office development.
C. Office Market Conditions
1. Review current market conditions for multitenant office buildings in the Trade
Area, including information on size of building, lease rates /sales price, tenant
profile, and building style.
2. Interview office leasing brokers regarding demand for space in the area; pro-
vide information on types of tenants, overall market trends, and the potential
for additional office space in Mound.
3. Inventory any planned office developments in the Trade Area. Assess the po-
tential impact of these projects on new office space in Downtown Mound.
4. Conduct developer roundtable regarding near -term development opportuni-
ties in Downtown Mound.
D. Conclusions and Recommendations
1. Calculate demand for office space in the Trade Area through 2020.
• 2. Assess the ability of Mound to capture office users and for what types of space.
3. Identify a potential timeframe for attracting these users.
IV. Lodging Market Assessment
A. Identify the draw area for a limited service lodging facility in Mound.
B. Examine growth in office /industrial space, new businesses and employment centers.
C. Identify destinations, events and other special amenities in and near the Market Ar-
ea
that would attract the leisure market segment.
D. Identify the type and level of room -night generators (i.e. tourist, conference,
business travel, etc.)
E. Examine historical (5 -year) hotel market tends (occupancy, room rates, room supply,
revenue) for properties that would be competitive with a new facility in Mound.
a. Inventory newer competitive hotel properties. Provide information on year
built, number of rooms, room types, rates and property features.
b. Conduct interviews with lodging managers, chamber of commerce and other
hospitality operators regarding the need for hotel rooms in the area;
c. Identify any planned or proposed hotel facilities within the Market Area and
assess their impact on demand.
D. Conclusions and Recommendations
a. Calculate average daily room demand in the Market Area through 2020.
b. Project the portion of room demand that could be supported by a hotel on the subject
• site.
MAXFIELD RESEARCH INC. -13-
Ms. Kandis Hanson, City Administrator August 31, 2012
City of Mound Page 5
•
C. Recommend an appropriate hotel concept to be considered for the site, including num-
ber of rooms, room types, rates, features /amenities, and project average daily oc-
cupancy rate.
d. Estimate the period of time it will take to reach stabilized occupancy.
V. Residential Market Analysis
A. Identify the draw area for multifamily housing in Mound.
B. Assess locations in the Downtown appropriate for in -fill housing development.
C. Identify areas challenging to redevelop.
D. Analyze data on growth trends and patterns in the Market Area.
1. Population and household growth trends through 2020.
2. Employment growth trends through 2020.
3. Age distribution of the population through 2020.
4. Household income by age of householder in 2010 and 2015.
5. Household tenure (owner /renter) in 2000 and 2010.
6. Household type in 2000 and 2010.
E. Collect information on the average value trends for single - family homes and for -sale
multifamily units in the Market Area, and overall rents /vacancies of rental housing.
F. Collect information on competitive for -sale multifamily housing in the Market Area
(projects that are actively marketing or were recently developed), including infor-
mation on year built, number of units, pricing, market positioning, etc. Collect in-
formation on newer rental housing (including senior housing), including year built, •
number of units, unit mix, sizes and rents, vacancies, market positioning, etc.
G. Interview real estate agents and rental property owners and managers regarding the
types of housing needed, image of the Downtown as an attractive residential loca-
tion, and types and amenities necessary to attract residents to various types of
housing products in the Downtown.
H. Quantify the potential demand through 2020 for housing in the Downtown, includ-
ing for -sale, rental, and senior housing. Identify unmet market niches and the ability
to attract different market segments to housing in the Downtown.
I. Identify general housing concepts that would be appropriate.
1. Identify housing priorities.
2. Examine the potential synergies between the various development compo-
nents in the Downtown.
VI. Strategic Plan Development and Implementation Guide
1. With information gathered in the update analysis, develop a next steps strategic
plan for the Downtown. Identify the following:
a. Key locations for new development
b. Types of development most appropriate in the short-term
C. Challenges to overcome for certain types of development
d. Recommendations regarding marketing and promotion efforts
e. Developer recommendations •
MAXFIELD RESEARCH INC. -14-