HomeMy WebLinkAbout9.a. Selection of a Development Team to Negotiate Terms for a Senior Housing/Senior Center Project Adjacent to the Steeple CenterRQJ�1 �jCJI�� V 1 EXECUTIVE SUMMARY
CITY COUNCIL r
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City Council Regular Meeting: October 4, 2011
AGENDA ITEM: Selection of a Development Team to
Negotiate Terms for a Senior
AGENDA SECTION: :
Housing /Senior Center Project Adjacent
�►�/(n/
to the Steeple Center
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PREPARED BY: Dwight Johnson, City Administrator; Kim
Lindquist, Community Development
AGENDA NO. (� A,
Director
ATTACHMENTS:. Request for Proposals
APPROVED BY:
RECOMMENDED ACTION: Motion to Begin Discussions Between Development
Representation Associates (DRA Ltd) and the City to Negotiate Terms for a "Senior
Housing /Senior Center Project Adjacent to the Steeple Center
BACKGROUND
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The City Council has been discussing the possibility of a senior housing project adjacent to the�Steeple
Center for several years and in early 2011, made redeveloping the remainder of the old St. Joe's site into a
senior housing /senior center project one of the top goals for the City. A Request for Qualifications
(RFQ) was developed and distributed to all known major developers of senior housing in the metro area.
A meeting for interested developers to explain the project was held on July 27th and responses were due
on August 18th. ¢
Three responses were received and the respective development teams were interviewed by the Council on
September 22nd. The Council further reviewed the proposals and discussed them at a special workshop
meeting on September,28th. At that meeting, Council members determined that the proposal from
Development Representation Associates provided the overall best response to the RFQ. The team from
DRA includes DSGW Architects of North St. Paul and Ebenezer Management Services of Minneapolis
(part of Fairview Health Services). Mr. James Trucker is the President of DRA and the team leader. The K
other two proposals were from the team of Winkelman Building Corporation with Frisbie Architects and a
team from Stonebridge Companies.
RECOMMENDATION
Based on Council direction at the September 28th special workshop meeting, it is recommended that a
motion be approved to begin discussions with Development Representation Associates (DRA Ltd) for
the purpose of negotiating plans and the terms for development of a'senior housing /senior center project
adjacent to the Steeple Center.i
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REQUEST FOR QUALIFICATIONS
FOR SENIOR - HOUSING PROJECT
IN THE CITY OF ROSEMOUNT
July 13, 2011 4
ROSEMOUNT
SPIRIT OF PRIDE AND PROGRESS
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Page 1 of .5
Summary of the Request for Qualifications
The City of Rosemount is seeking a developer or development team with which
to partner for development of a Senior Housing project at the Steeple Center
Complex. The property is located on the northern edge of Rosemount's historic
Downtown and is currently owned by the City. The 3.16 acre site was originally
part of a public purchase that allowed construction of the Robert Trail Dakota
County Library, which is south of the senior housing site. Also on the site is the
iconic former St.- Joseph's church that has been renovated for public use and
renamed as "The Steeple Center." The Center,will remain, and there is also a
strong interest in providing a public senior center and public plaza on the
property. The school portion of the existing structures will be removed. With
removal of the school building and maintaining some land for the Steeple Center,
there is approximately 2.56 acres for senior housing, senior center, and shared
parking.
F The City commissioned a Preliminary Estimate of Senior Housing Demand Study
by Maxfield Research Inc. that indicated there is a need for senior housing with
services and memory care units within the community.
The 36 square-mile City is a third "ring suburb of St. Paul, with a population of
approximately 21,000. The Downtown has functioned as the activity hub of the
community and would supply some commercial services to senior housing
residents. The site is within walking distance of the public library, City Hall, and
Central Park. The site is adjacent to the Independent School. District 196
Rosemount campus, which includes elementary, junior high and high schools.
There are numerous trails and walkways in the neighborhood.
The development team is expected to possess, at a minimum, the following
characteristics:
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1. The financial capacity to absorb pre- development soft costs associated
with final planning for the project, and to fund costs for construction of the
project.
2. The ability to manage or contract with'a management company to operate
the senior facility.
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The outcome of the RFQ is the selection of a 'developer or development team to
work with the City on development of.a> senior "housing and accessory senior
center on City -owned land. The decision on -which team the City will select will be
based primarily on the team qualifications, concept design and financial proposal.
The City will also consider the proposed development and its consistency with
the goals of the City Council
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Page 2of5
Project Background
The Rosemount City. Council purchased the °St: Joe's church and school in 2004,
primarily to provide acreage for the planned Robert Trail Library. Since that time
,the City has implemented renovations to the church structure to permit public use
of the facility. In 2007 a Task Force Report was issued about the St. Joseph's
Facilities. The 23- member Facilities Task Force recommended that the church
structure remain and be used for a public purpose that benefits the community.
The existing church, renamed the Steeple Center, is currently used for civic
events and private parties and weddings. Consistentwith the'recommendation of
the Task Force reports the long term goal for the building is its use as an arts and
cultural center. Approximately 1,300 square feet of additional space should be
illustrated on, the concept plan for storage and restroom facilities.for the Steeple
Center activities.
The Task Force also recommended keeping,the school building. However, it was
recognized that maintenance of the school structure would be dependent on the,
future use of the entire complex. Further, the City would need to evaluate the
buildings contribution to the future complex use and if it made economical sense.
For purposes of this RFQ', it should be assumed that the school building is
removed from the site. The Steeple Center will remain.
Most recently, the City has been approached by the Rosemount Area`Seniors
organization with a, request for dedicated space for its programming' needs.
There is interest in providing a dedicated space of 5;000 to 10,000 square feet
for public use within the context of this project. The space would be primarily for
the community's senior population but could also be used for the general public.
The space could be a dedicated space within the senior housing project, a space
adjoining the facility, or totally independent. Shared use of facilities should be
explored. The concept plan in this RFQ should note a senior center and illustrate
the appropriate "location and footprint. There is also an interest, given the site
location, to provide a public plaza which could function as a gathering space for
site and community uses.
Goals of the RFQ
The City's goal with the RFQ is to find a development team to collaborate on
design and implementation of a senior housing project at the St. Joseph's
complex The City is primarily looking for assisted living senior housing and
memory care units. The owner may be a not- for- profit organization but it is
preferred that the owner is property tax paying entity. The City is also looking to
combine a senior center into the development site. Financial responsibility for the
cost of the property, construction of the senior center, and ancillary Steeple
Center space, demolition of the existing school and the construction of the senior
housing project will be negotiated, between the City and the chosen developer.
As °part of the RFQ, the proposer should provide a financial plan which estimates
costs and anticipated financial responsibilities of the development team and the
City.
Page 3 of 5
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Goals are further described in the principles below:
Site Design:
• More dense development than typical suburban mixed use to provide a
more compact structure and project.
• High emphasis 'on pedestrian linkages from the site and within the site.
• Ensure some green space for residents and to provide necessary
stormwater ponding. ,0
• Site design` must recognize the existing" residential neighborhood and
mitigate any potential impacts.
Architecture:
• Architectural design that meets the intent of the design guidelines for
Downtown Rosemount.
• Street presence for building footprint while permitting pedestrian access.
• Shared parking for senior housing, senior center, and Steeple Center.
Some, resident parking may be provided underground and surface parking
screened from front/public views.
• Landscapeidesign to enhance development and complement streetscape.
• Quality exterior materials and timeless building ;design.
• Emphasis on more urban, traditional downtown design.
Planning Process:
• - Project proposals will require Planning Commission and City Council
review and approval.
Location
The City, is anticipating development to occur around and `adjacent to the Steeple
Center all on City owned property. In total there is 3.16 acres which would
include the Steeple Center building. The site is bounded by State Highway 3 to
the east, 143rd Street West to the north, Cameo Avenue to the west, and the
County Library to the south. An existing residential neighborhood is to the west,
and careful design and planning must'occur to reduce impacts to the
neighborhood. In contrast, however, it is anticipated that the primary access to
the site will be from the west, Cameo Avenue.
Shared parking for the Steeple Center, senior housing and senior center'should
also be accommodated on site. There is a public parking lot across (east of)
Highway 3 although there is no designated crosswalk mid - block. There is also
some ability to have on- street parking for special events and'some shared
parking with the Robert Trail Library on off peak hours:
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City Background Information
Page 4 of `5
The City of Rosemount is a developing suburb in Dakota County. The western
one-third of the City has urbanized development, generally residential.
Rosemount's Downtown was the center of the community from,a retail
perspective until County Road 42 became increasingly busy,,drawing larger
commercial establishments.
The City is experiencing' steady growth with building permits for approximately 80
new residential units for each of the last two years. Earlier in the decade growth
was at a more accelerated pace with approximately 1,000 new residents per
year. According to the 2010 Census the City population is 21,874. Although the
community is younger due to new growth of single family homes, the census
notes 790 seniors (people over 75) in 2010 and the Maxfield Study predicts 920
seniors in 2015.
Documents referenced in RFQ can be found at www .ci.rosemount.mn.us /seniorrfQ
Development Framework for Downtown I Rosemount
Downtown Design Guidelines
Preliminary Demand Estimate for Senior Housing in Rosemount MN
St. Joseph's Facilities Task Force Report
Required Components of RFQ Response
1. Description of Developer or Development Team
• Lead Developer or Development Team.
• Technical Partners (architects, engineers, etc.)'.
• Background and expertise of team lead personnel within each firm.
• Each firm's experience in senior housing projects; development and
management.
,2. Description of Two Comparable Projects
• Minnesota and /or national examples. Local examples are preferred if
possible so that the decision - makers can visit sites.
• References from similar project communities including city staff names,
k titles, and phone numbers.
• Brief description of developer involvement in the public participation
process for each project.
3. Finance Plan
• Demonstration of financial capability of lead developer and /or
development partners.
• General estimate of costs and financial responsibilities of the
development team and the City for the senior housing project, senior
center, additional Steeple Center space, land acquisition,: and site
work.
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4.. Project Management of Development
• Familiarity with design issues, construction techniques, and project
management skills relative,to phased, mixed -use facilities and an
overview of a plan to coordinate,design elements and phasing of public
improvements.
• Proposed ownership structure of project.
5.. Proposed General Development Information
• Preliminary concept site plan.
• Architectural elevations of project with similar design and materials.
• Development schedule,- including phasing and anticipated date for full
build -out based upon expected construction start,of spring 2012.
RFQ Schedule and City Contact
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The�City requests that all questions'related,to this RFQ be directed to City staff.
The City contact for all questions, including other documents, or regarding the
response of the RFQ, is:
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Kim Lindquist, Community Development Director
City of Rosemount
2875145 th Street
Rosemount, MN 55068
Ph. 651 - 322 72020
Fax. 651- 423 -4424
kim .lindguist(aD-ci.rosemount.mn.us
RFQ Schedule
July 13, 2011 Request for Qualifications distributed.
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July 27, 2011 Developer meeting held at City Hall for answers to
questions .regarding the RFQ.
August 18, 2011 15 copies (plus.-one electronic copy).of responses to
`RFQ due at 4:30p.m.
Mid- September Interviews of the top two to four firms held at City Hall.
October 4, 2011 City Council +consideration,and; discussion of selection
of development team.
The City reserves the right to alter any of the selection criteria selection
schedule, or to reject any or all proposals without cause.
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