HomeMy WebLinkAbout4.b. Genz Ryan Listing Extension Discussion 4 ROSEM ,O EXECUTIVE SUMMARY
PORT AUTHORITY
Port Authority Date: September 18, 2012
AGENDA ITEM: Genz Ryan Listing Extension Discussion AGENDA SECTION:
Old Business
PREPARED BY: Kim Lindquist, Deputy Director AGENDA NO. 4.b.
ATTACHMENTS: Listing Extension, Executed Leasing
Agreement, Listing Report, Marketing APPROVED BY:
Brochure
ISSUE
It has almost been one year since the Port Authority signed a leasing agreement with CBRE, Inc. to
represent them in the sale of the Genz Ryan property. Mr Palrniter will be in attendance at the
meeting to discuss what CBRE is seeing in the market place. Over time I have had a few discussions
with Mr. Palmiter about the site and potential development ideas. He feels that the market for multi-
family housing is good right now and that the Genz Ryan site would accommodate a multi-story
housing project. He has had some preliminary conversations with Dakota County Community
Development Agency about placing an affordable senior housing project on the property. They have
expressed some interest in the site. The City has forwarded a map to the CDA with fourteen
possible senior housing sites and will be working with their staff to determine appropriate properties
for their development needs. The Council is interested in having another affordable senior housing
opportunity in the community in addition to Cameo Place.
Staff is less comfortable about placing multi- family housing on the property at this time. The site
lacks depth which means a multi-story building will be placed closer to the single family residences
to the west. The Port Authority initially purchased the property as a commercial redevelopment site.
Moving this property to a residential use will mean less land available in the Downtown for
commercial uses. The entire Downtown area is only approximately 36 acres including road right of
way. There needs to be enough critical mass of commercial and service uses in the Downtown to
make it viable. Residential development is inconsistent with the Downtown Redevelopment
Framework which had significant public input; public discussion would occur if the land use is
changed. And finally, it appears commercial development may be expanding in Rosemount, at Hwy
3 and County Road 42. While that site is better situated, between the economy improving,
discounting city -owned land, and new commercial interest, the Port Authority might want to take a
little more time in deciding the property's fate.
Along with the listing extension which is before the Port Authority for action, the packet contains
the executed leasing agreement. The terms of the agreement are proposed to be the same; the only
modification is the extension for one additional year. The Port Authority may wish to discuss if they
would like an extension for one year or a different term. The other item in the packet is an update of
contacts received up to early September associated with the marketing of the property. This is
provided to the staff on a monthly basis.
RECOMMENDATION
Staff is recommending the Port Authority approve the listing extension. The motion should specify
whether Members would like to extend the listing for 12 months or 6 months or some other
duration.
CBRE AMENDMENT TO LISTING AGREEMENT
CBRE, INC.
BROKERAGE AND MANAGEMENT
LICENSED REAL ESTATE BROKER
September 20 12
This is an Amendment to the Exclusive Sales
Listing Agreement "Listing dated October 4th 20 11 between City of Rosemount Port Authority ("Owner)
and CBRE, INC. ("Broker") for the real property described as Southwest corner of lower 147 Street and South Robert
Trail, Rosemount, MN and as further described in the Exclusive Sales Listing Agreement.
Owner and Broker hereby agree to amend the Listing as follows:
1. That the Listing Term be extended for another period commencing October 10, 2012 and
ending midnight October 31, 2013.
2. All other terms and conditions remain the same.
As used herein the term "Owner" shall be deemed to include a tenant wishing to effect a sublease, lease
assignment or lease cancellation.
Except as expressly set forth in this Amendment, the Listing shall remain in full force and effect.
BROKER: OWNER:
CBRE, Inc.
Licensed Real Estate Broker City of Rosemount Port Authority
By: By:
Richard C. Palmiter Jeff Weisensel
Title: Vice President Title: Chair
By: By:
Title: Title:
Address: 4400 West 78 Street Address: 2875 145 Street West
Suite 200 Rosemount, MN 55068
Minneapolis, MN 55435
Telephone: (952) 924- 4603 Telephone: 651 423 -4411
#13422/5217
N:ITeam- BrokeragelSupport BRKlaadatalBROKERAGILegal FormslAmendment to Listing Agreement.doc
Form No. 5223 Rev 10/91 1
C B R E EXCLUSIVE SALES LISTING AGREEMENT
CB RICHARD ELLIS
CB RICHARD ELLIS, INC
BROKERAGE AND MANAGEMENT
LICENSED REAL ESTATE BROKER
QM 42.fr 2011
1. In consideration of the listing for sale of the real property hereinafter described (the" Property by CB RICHARD
ELLIS, INC. "Broker and Broker's agreement to use its best efforts to effect a sale of same, the undersigned "Owner
hereby grants to Broker the exclusive right to sell the Property for a period commencing October 10, 2011, and ending and
ending midnight October 9, 2012 (the "Term"), at a price and terms acceptable to Owner, provided, however, that Owner
may terminate this agreement at any time on ten days' written notice to Broker.
The Property is located at the southwest corner of Lower 147 Street and South Robert Trail, Rosemount, MN and
further described by the following PID numbers:
34- 24850 010 -10
34- 24850 010 -20
34- 03800 141 -30
34- 03800 142 -20
34- 03800 142 -30
34- 03800 -14 -225
References herein to the Property shall be understood to include portions of the Property.
2. Owner agrees to pay Broker a sales commission in accordance with Broker's Schedule of Sale and Lease
Commissions (the "Schedule a copy of which is executed by Owner, attached hereto and hereby made a part
hereof. This commission shall be earned for services rendered if, during the Term: (a) the Property is sold to a
purchaser procured by Broker, Owner or anyone else; (b) a purchaser is procured by Broker, Owner, or anyone
else who is ready, willing and able to purchase the Property at the price and on the terms above stated, or on any
other price and terms agreeable to Owner; (c) any contract for the sale of the Property is entered into by Owner;
(d) Owner removes the Property from the market or the Property is transferred due to eminent domain or the
threat thereof, foreclosure or conveyance in lieu of foreclosure; (e) Owner contributes or conveys the Property to a
partnership, joint venture or other business entity; (f) Owner is a corporation, partnership or other business entity
and an interest in such corporation, partnership or other business entity is transferred, whether by merger, outright
purchase and otherwise, in lieu of a sale of the Property.
3. As used in this Agreement the term "sale" shall include an exchange of the Property, and also the granting of an
option to purchase the Property. Owner agrees that in the event such an option is granted, Owner shall pay
Broker a sales commission in accordance with the Schedule on the price paid for the option and for any
extensions thereof. This commission shall be paid upon receipt by Owner of any such payment(s). In the event
such an option is exercised, whether during the Term or thereafter, Owner shall also pay Broker a sales
commission on the gross sales price of the Property in accordance with the Schedule. Notwithstanding the
foregoing, to the extent that all or part of the price paid for the option or any extension thereof is applied to the
sales price of the Property, then any commission previously paid by Owner to Broker on account of such option
payments shall be credited against the commission payable to Broker on account of the exercise of the option.
4. Owner further agrees that Owner shall pay Broker a commission in accordance with the Schedule if, within one
hundred twenty (120) calendar days after the expiration or termination of the Term, the Property is sold to, or
Owner enters into a contract of sale of the Property with, or negotiations continue, resume or commence and
thereafter continue leading to a sale of the Property to any person or entity (including his /her /its successors,
assigns or affiliates) with whom Broker has negotiated (either directly or through another broker or agent) or to
whom the Property has been submitted prior to the expiration or termination of the Term. Broker is authorized to
continue negotiations with such persons or entities. Broker agrees to submit a list of such persons or entities to
Owner no later than seventy -two (72) hours following the expiration or termination of the Term, provided, however,
that if a written offer has been submitted then it shall not be necessary to include the offeror's name on the list.
5. OWNER FURTHER AGREES THAT (a) IF A LEASE OF THE PROPERTY IS ENTERED INTO DURING THE
TERM TO ANYONE, OR (b) IF, WITHIN ONE HUNDRED TWENTY (120) CALENDAR DAYS AFTER THE
EXPIRATION OR TERMINATION OF THE TERM, THE PROPERTY IS LEASED TO, OR OWNER ENTERS
INTO A CONTRACT TO LEASE THE PROPERTY WITH, OR NEGOTIATIONS CONTINUE, RESUME OR
COMMENCE AND THEREAFTER CONTINUE LEADING TO THE LEASE OF THE PROPERTY TO ANY
PERSON OR ENTITY AS DESCRIBED IN PARAGRAPH 4 ABOVE, OWNER SHALL PAY BROKER A LEASING
COMMISSION IN ACCORDANCE WITH THE SCHEDULE.
6. Commissions shall be payable hereunder when earned or at closing of escrow, recordation of deed, lease
execution, or taking of possession by the purchaser or tenant.
7. Unless otherwise provided herein, the terms of safe shall be, at the option of the purchaser, either cash or cash to
any existing loan. Any offer may contain normal and customary contingencies such as those relating to the
condition of the Property, title report, and timing of closing.
1
Form No.5420.05 Rev 5/92
8. Owner and Broker agree that the Property will be offered in compliance with all applicable anti discrimination laws.
9. Owner agrees to cooperate with Broker in bringing about a sale of the Property and to refer immediately to Broker
all inquiries of anyone interested in the Property. All negotiations are to be through Broker. Broker is authorized to
accept a deposit from any prospective purchaser and to handle it in accordance with the instructions of the parties
unless contrary to applicable law. Broker is exclusively authorized to advertise the Property and, exclusively, to
place a sign(s) on the Property if, in Broker's opinion, such would facilitate the sale of the Property. Owner and its
counsel will be responsible for determining the legal sufficiency of a purchase and sale agreement and other
documents relating to any transaction contemplated by this Agreement.
10. In the event the Property is removed from the market due to the opening of an escrow or acceptance of an offer to
purchase the Property during the Term, or any extension thereof, and the sale is not consummated for any reason
then, in that event, the Term shall be extended for a period of time equal to the number of days that the escrow
had been opened and /or the Property had been removed from the market, whichever is longer, provided that, in
no event shall such extension(s) exceed one hundred eighty (180) calendar days in the aggregate.
11. Owner agrees to disclose to Broker and to prospective purchasers and tenants any and all information which
Owner has regarding present and future zoning and environmental matters affecting the Property and regarding
the condition of the Property, including, but not limited to structural, mechanical and soils conditions, the presence
and location of asbestos, PCB transformers, other toxic, hazardous or contaminated substances, and
underground storage tanks, in, on, or about the Property. Broker is authorized to disclose any such information to
prospective purchasers or tenants.
12. Owner represents that it is the owner of the Property and that, except as may be set forth in an addendum
attached hereto, no person or entity who has an ownership interest in the Property is a foreign person as defined
in the Foreign Investment in Real Property Tax Act (commonly known as "FIRPTA
13. If earnest money or similar deposits made by a prospective purchaser or tenant are forfeited, in addition to any
other rights of Broker pursuant to this Agreement, Broker shall be entitled to one -half (1/2) thereof, but not to
exceed the total amount of anticipated commission.
14. To the extent permitted by applicable law, Broker is authorized to deduct its commissions from any deposits,
payments or other funds, including proceeds of sale or rental payments, paid by a purchaser or tenant in
connection with a transaction contemplated by this Agreement, and Owner hereby irrevocably assigns said funds
and proceeds to Broker to the extent necessary to pay said commissions. Broker is authorized to provide a copy
of this Agreement to any escrow or closing agent working on such transaction, and such escrow or closing agent
is hereby instructed by Owner to pay Broker's commissions from any such funds or proceeds available. Owner
shall remain liable for the entire amount of said commissions regardless of whether Broker exercises its rights
under this paragraph.
15. Owner acknowledges that Broker is a national brokerage firm and that in some cases it may represent prospective
purchasers and tenants. Owner desires that the Property be presented to such persons or entities and consents
to the dual representation created thereby. Broker shall not disclose the confidential information of one principal to
the other.
16. In the event that the Property comes under the jurisdiction of a bankruptcy court, Owner shall immediately notify
Broker of the same, and shall promptly take all steps necessary to obtain court approval of Broker's appointment,
unless Broker shall elect to terminate this Agreement upon said notice.
17. In the event that the Property becomes the subject of foreclosure proceedings prior to the expiration of this
Agreement, then this Agreement shall be deemed suspended until such time as Owner may reacquire the
Property within the Term. If this Agreement is suspended pursuant to this paragraph, Broker shall be free to enter
into a listing agreement with any receiver, the party initiating the foreclosure, the party purchasing the Property at a
foreclosure sale, or any other person having an interest in the Property.
18. In the event of any dispute between Owner and Broker relating to this Agreement, the Property or Owner's or
Broker's performance hereunder, Owner and Broker agree that such dispute shall be resolved by means of
binding arbitration in accordance with the commercial arbitration rules of the American Arbitration Association, and
judgment upon the award rendered by the arbitrator(s) may be entered in any court of competent jurisdiction.
Depositions may be taken and other discovery obtained during such arbitration proceedings to the same extent as
authorized in civil judicial proceedings in the state where the office of Broker executing this Agreement is located.
The arbitrator(s) shall be limited to awarding compensatory damages and shall have no authority to award
punitive, exemplary or similar type damages. The prevailing party in the arbitration proceeding shall be entitled to
recover its expenses, including the costs of the arbitration proceeding, and reasonable attorneys' fees.
2
Form No.5420.05 Rev 5/92
19. In the event that Owner lists the Property with another broker after the expiration or termination of this Agreement,
Owner agrees to provide in the subsequent listing agreement that a commission will not be payable to the new
broker with respect to transactions for which Owner remains obligated to pay a commission to Broker under
paragraph 4 or 5 hereof. Owner's failure to do so, however, shall not affect Owner's obligation to Broker under
paragraph 4 or 5 hereof.
20. Each signator to this Agreement represents and warrants that he or she has full authority to sign this Agreement
on behalf of the party for whom he or she signs and that this Agreement binds such party.
21. This Agreement constitutes the entire agreement between Owner and Broker and supersedes all prior
discussions, negotiations and agreements, whether oral or written. No amendment, alteration, cancellation or
withdrawal of this Agreement shall be valid or binding unless made in writing and signed by both Owner and
Broker. This Agreement shall be binding upon, and shall benefit, the heirs, successors and assignees of the
parties.
22. The parties hereto agree to comply with all applicable federal, state and local laws, regulations, codes, ordinances
and administrative orders having jurisdiction over the parties, property or the subject matter of this Agreement,
including, but not limited to, the 1964 Civil Rights Act and all amendments thereto, the Foreign Investment In Real
Property Tax Act, the Comprehensive Environmental Response Compensation and Liability Act, and The
Americans With Disabilities Act.
The undersigned Owner hereby acknowledges receipt of a copy of this Agreement and the Schedule.
CITY OF ROSEMOUNT PORT AUTHORITY
ACCEPTED: (Owner)
CB RICHARD ELLIS, INC.
LICENSED REAL ESTATE BROKER
a(n)
By: LQ
y� y
Richard Palmiter Jeff Weisensel
Title: Vice President Ti e: Chair
By: B
Title: Title:
Address: 4400 West 78 Street Address: 2875 145 Street West
Suite 200 Rosemount, MN 55068
Minneapolis, MN 55435
Telephone: (952) 924 4600 Telephone: 651 423 -4411
3
Form No.5420.05 Rev 5/92
CBRE
CB RICHARD ELLIS SCHEDULE OF LAND SALE COMMISSIONS
CB RICHARD ELLIS, INC.
BROKERAGE AND MANAGEMENT
LICENSED REAL ESTATE BROKER
FOR PROPERTY AT: The Property is situated within the State of Minnesota and is further described as
The Property is located at the southwest corner of Lower 147 Street and South Robert Trail, Rosemount, MN and
further described by the following PID numbers:
34- 24850 010 -10
34- 24850 010 -20
34- 03800 141 -30
34- 03800 142 -20
34- 03800 142 -30
34- 03800 142 -25
NOTICE: THE COMMISSION RATE FOR THE SALE, LEASE, RENTAL, OR MANAGEMENT OF REAL
PROPERTY SHALL BE DETERMINED BETWEEN EACH INDIVIDUAL BROKER AND ITS CLIENT.
As to all sales of real property, the commission shall be calculated on the basis of five percent (5 of the gross sales
price, six percent (6 if this is a co -op broker sale. This commission shall be paid at the time of execution and delivery of
the Deed; provided that if the transaction calls for a contract for deed, then upon execution of said contract. In the event a
joint venture agreement is effected in lieu of a sale, then the commission shall be calculated on the basis of the value of
the property as determined for purposes of the joint venture agreement and the percentage of interest thereof which is
being conveyed to the new joint venture partners and the commission in this event shall be paid upon execution of the joint
venture agreement.
The provisions hereof are subject to the terms and provisions of any Authorization of Sale, Exclusive Leasing Agreement
or other agreement to which this Schedule may be attached and which is executed by the parties hereto.
In the event Owner fails to make payments within the time limits called for herein, then from the date due until paid, the
delinquent payment shall bear interest at the maximum legal rate of the state of the CB Richard Ellis office executing this
Schedule. In addition, should it become necessary for CB Richard EIIis to take legal action to collect payments due
hereunder, and if CB Richard EIIis prevails in such action, Owner shall pay all reasonable attorneys fees and court costs
incurred by CB Richard EIIis in connection therewith.
The undersigned Owner hereby acknowledges receipt of a copy of this Schedule and further agrees that it shall be binding
upon the heirs, successors and assigns of the undersigned. The term Owner when used herein, shall be deemed to
mean the owner of the property, a tenant under a ground lease, and any tenant desiring to effect subleases.
ff
APPROVED this I day of Or b 2011
ROSEMOUNT PORT AUTHORITY
Owner
CB Richard Ellis, Inc. 4111PP
Licensed Real Estate Broker By:
Jeff Weisensel
Q Title Chair
By: c�.c� By:
Richard Palmiter
Title: Vice President
Title:
By:
Title:
Fonn No. 2040.15 (Minneapolis /St. Paul) Rev. 11/91
LISTING REPORT
8/31/12
Listing: Rosemount Commercial
Client: City of Rosemount
Client Contact: Kim Linguist
Acreage: 2.45 ac 6 parcels
Location: Hwy 3
Description: Vacant/Redevelopment Land
Broker Contact: Brian Pankratz, Richard Palmiter
Listing Price: Best Offer
Listing Expiration: 10/09/2012
I IN I If, rs 11 II wi 111 ii
0 List data on Loo•net Costar, MNCAR, CBRE's Internal HUB Com•leted
Install Onsite Si.na•e Com.leted
Brochure Com•leted
E- Marketin• Cam•ai•n Lo•ic Pro•ram Local LSG and CBRE databases 8/23/12
Anal ze Cam•ai•n Lo•ic Resort Com•leted
fl U.date Brochure As Needed
10 On•oin• In•ui /Lead Follow U• On•oin•
111 r
e Sand Barin CBRE 11/2/11 Sent brochure
Tom Simon CBRE 11/8/11 Sent brochure
John R den CBRE 11/8/11 Sent brochure
El Steve Nielson Welsh 11/17/11 Discussed site sent brochure
Luke A• •ert Northmar• 11/18/11 Discussed site sent brochure
6 Jim DePetrio CBRE 11/20/11 Discussed site sent brochure
ISI Nick Zie•elmann CBRE 11/20/11 Discussed site sent brochure
fl Kari Gill 12/1/11 Discussed site sent brochure
Ell Jan Just Kidding Around 12/2/11 Discussed •ossible da care location sent brochure
10 Don Twombl 12/22/11 Discussed •ossible carwash location sent brochure
m Kari Gill Dakota Count 1/4/12 Discussed the site further sent brochure
m J. Decesare 1/10/12 Sent brochure
m Mike Korsh KAR Realt 1/24/12 Sent brochure
m Ross Hedlund Frauenshuh 2/9/12 Sent brochure
Matt Alexander KAR Realt 2/16/12 Sent brochure
D Jeff DeCesare 3/9/12 Seekin 1031 exchan g e ro erties sent brochure
Eric Curtis 3/12/12 Sent brochure
m Mike B ron 4/13/12 Discussed •ossible site o•tions- sent brochure
19 Lee Henning 4/17/12 Sent Brochure
20 Patrick Stoffre•en 4/17/12 In.uired about sites discussed the •ro•erties sent brochu
Ken Isaacson 5/23/12 Sent brochure
Moll Townsend Cassid Turle 5/23/12 Seekin• Automotive site Sent brochure
Peter Fooshe 5/31/12 Sent brochure
m Robert Young uist Cush Wakefield 6/4/12 Seekin• site for small medical user sent brochure
R an Strand CBRE 6/19/12 Discussed site sent brochure
m Mark Dolsonz 6/27/12 Sent brochure
m Brian LPSI 7/12/12 Discussed site for MF user sent brochure
m John Studer 7/20/12 Discussed site sent brochure
29 Dan Basil 7/26/12 Sent brochure
30 Ton Weinstine Mar•uee MN 7/28/12 Sent brochure
And McConville CBRE 8/7/12 Discussed site sent brochure
Brian LPSI 8/12/12 Discussed site sent brochure
Chris Moe HJ Develo•ment 8/13/12 Discussed site sent brochure
Russ Krivor Dolce Livin• 9/5/12 Disccussed site challen•es sent brochure
36
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