2019-05-21 Council Work Session Packet- Sale of Vacant Lots-The VillageCITY OF MENDOTA HEIGHTS
CITY COUNCIL WORK SESSION
AGENDA
May 21, 2019
1:00 pm
Mendota Heights City Hall
1. Call to Order
2. Discussion of Requests for Proposals Received for the Sale of The Village
Lots
3. Adjourn
*Please note – No public input will be taken at this Work Session
City Council Workshop Memo
MEETING DATE: May 21, 2019
TO: Mayor and City Council, City Administrator McNeill
FROM: Tim Benetti, Community Development Director
SUBJECT: City-Owned Village Lots
Request for Proposals (New Development Concept Plans)
On March 19, 2019, the City Council approved the final draft of a Request for Proposal (RFP)
document for the city-owned properties in The Village center (see attached RFP copy). The RFP
provides a mechanism for private developers or real estate groups to submit a concept plan and
narrative of a proposed development on a site.
Council directed staff to advertise and post the RFP, and send to various development groups
throughout the metro area. City staff sent the RFP to approximately 45 groups or individuals.
On May 6, 2019, the RFP’s were due for official submittal, and the city received five (5)
development proposals. The City Attorney advises that because of Minn. Stat. 13.591, subd. 3(b) the
names of the responders are public, but other data will remain private until the “completion of the
evaluation process.” The RFP information therefore, is not public at this time.
The five respondents were:
1. Chase Real Estate, Burnsville MN & Lexington Heights Apartments, Mendota Heights 2. United Properties Minneapolis, MN 3. Cushman and Wakefield Minneapolis, MN 4. At Home Apartments, LLC St. Paul, MN 5. Grand Real Estate Advisors St. Paul, MN
The council will need to decide later which development (or developer) it feels best fits or meets the
community’s goals and objectives for this site.
If you have any questions prior to the workshop meeting, please contact me directly at (651) 255-1142
or email timb@mendota-heights.com.
City of Mendota Heights, MN
Request for Proposals
Residential or Commercial Development Opportunity
for
City-Owned Vacant Lots
at
The Village at Mendota Heights
March, 2019
Request for Proposal
The Village at Mendota Heights - 2019
Page 2 of 6
[25373-27104/2528178/1]
1. General City Information
Mendota Heights is one of the Twin Cities premier suburbs, offering high quality residential and business
areas. Per capita incomes and average property values are among the highest in the area, but homes in more
moderate price brackets are also available. While the emphasis has been on maintaining large lots and
spacious development, the community is also unique in its convenient location and highway access.
The city welcomes high quality development, and is fortunate to have a limited number of parcels and areas
to facilitate new development opportunities within the community. Mendota Heights has an approximate
population of 11,100 residents, with about 4,500 households. The population and household numbers are
projected to increase to 11,400 and 4,800 respectively by 2040. Most of the land in the community is platted;
and yet construction activity in new construction and redevelopment remains an active element of the city.
Estimated market value for all property is $2 billion.
2. The Village at Mendota Heights Background
The Village at Mendota Heights is an award-winning 23-acre mixed use, planned unit development (PUD)
located at the northeast quadrant of the intersection of Dodd Road (a/k/a State Highway 149) and State
Highway 62 (formerly 110). The development contains the following uses and amenities (see image on next
page):
• Diverse mix of retail/office space (single and two-story)
• On-street and underground public parking facilities (approximately 400 spaces)
• 36-unit condominium units (2 buildings)
• 20 row homes (3 buildings)
• 60-unit senior apartment building (owned and operated by the Dakota County CDA)
• Market Square Park (0.24-acre open space with fountain)
• River to River Greenway Trail connection (regional trail)
The final Master Development Plan and Design Standards for Mendota Heights Town Center (later changed
to The Village at Mendota Heights) was approved in 2002-2003 and constructed in phases, with most of the
center’s construction completing around 2007. The City later acquired four remnant parcels within the
Village Center development (the “Subject Lots”). The subject lots were originally planned for 14 single-family
row-houses and 5 office-townhome units, with underground parking (see Exhibit C). These lots failed to
develop (see PUD Master Plan image – next page).
Request for Proposal
The Village at Mendota Heights - 2019
Page 3 of 6
[25373-27104/2528178/1]
The entire Village at Mendota Heights development is zoned Mixed Use-PUD. The City is open to considering
a change in use or density from the approved plans. Any changes to the final plan will require an Amendment
to the Final PUD Plan in compliance with Title 12, Chapter 1, Article K of the City Code and approval by the
City Council. As part of the original approval, design guidelines were also established for the entire
development that need to be considered as part of any proposed development.
3. General Description of Development Lots
The City owns the four subject lots in question, and desires to have them developed by a private individual
or development group. The four lots are identified and described generally below:
Parcel ID Plat Description Size (acres)
27-48335-03-020 Lot 2, Block 3 0.79
27-48335-03-010 Lot 1, Block 3 0.48
27-48335-02-010 Lot 1, Block 2 0.45
27-48335-00-040 Outlot D 0.95
TOTAL: 2.70 *
[* Note: there is also a small, triangular shaped remnant parcel of 0.07 acres (PID # 27-48335-00-040) at the immediate
southeast corner of Dodd Road and Maple Street, which may be available if needed).
The lots are bounded by Dodd Road to the west, Maple Street to the south, and Linden Street to the east
(see attached Location Map). Access will be from Maple Street or Linden Street only; with no direct access
General Location of
City-Owned Lots
Request for Proposal
The Village at Mendota Heights - 2019
Page 4 of 6
[25373-27104/2528178/1]
allowed on to Dodd Road. The lots are relatively flat, completely vacant, and to the best of the city’s
knowledge, are free and clear of any buried materials, underground contaminants, negative environmental
issues, or poor soils. The City makes no representations as to the environmental quality of the parcels.
All utilities, including sanitary sewer, storm sewer, water, gas, electric and cable are all available from the
adjacent public street right-of-ways. The City will also discuss and entertain the option of relocating Maple
Street (including underground utilities) to the north area of the lots, in order for said roadway to line up
across from Hilltop Road to the west.
4. Goals of the RFP
The City’s goal with this RFP is to provide a new, well-designed development opportunity for either residential
living development, or a mix of both residential and commercial development. The new development should
complete the overall vision of The Village PUD, and must complement and support the ongoing
redevelopment and economic efforts of this mixed-use area.
The City is expecting proposals that include the following:
1. New development must incorporate and demonstrate high-quality architectural elements and site
design, including but not entirely limited to the following standards:
• Architecture design and building materials must be top quality, with varying relief elements
incorporated into the exterior framework of the building(s). The design and architecture of
any new building, whether residential or mixed-use, must complement and respect the
surrounding residential and commercial developments.
• Visual interest and harmony should be fostered through creative design and quality building
materials.
• Landscaping design should enhance the development and streetscape.
• Stormwater treatment that includes low impact development techniques should be
incorporated.
• Residential developments shall consist of up to no more than 100 living units total; may
consist of a single building or multiple building layout; must not exceed three (3) stories in
height; flat-top roofed design preferred, with limited parapets allowed. Roof-top decks or
small solarium rooms over and above the three-story limit may be considered.
• Connections from the development to local trails and sidewalks are required.
• A relocation of Maple Street to the Outlot to the north of the lots will be considered, and the
costs for that are negotiable. However, the City will not pay for the relocation of any utilities
as a result. Access to the parking lot of the adjacent commercial structure from Maple Street
shall be maintained.
2. Underground parking for the development is encouraged.
Request for Proposal
The Village at Mendota Heights - 2019
Page 5 of 6
[25373-27104/2528178/1]
The City reserves the right to refuse any proposal. The 2017 aggregate appraised value for the four lots was
approximately $813,000 (update in process). Purchase price will be one of several factors weighed in the
evaluation of proposals.
5. RFP Submittal Requirements
Interested Developers or Project Teams should submit seven (7) hard-copies and one (1) electronic copy with
the following information:
1) Letter of Interest along with a statement of how the proposed development meets the goals and
visions of the City at this location.
2) A detailed Concept Plan (or Plans – multiple) that identify a preliminary site layout based on the
intended use of the parcels.
3) Four-sided architectural or elevation images of the proposed building(s), with 3-D imagery and
view-points from adjacent properties.
4) Preliminary work plan, including any proposed phasing, that outlines key steps and timelines in
the development process.
5) The offered price to purchase the lots.
6) The estimated finished construction value of the structure(s).
7) Any additional relevant information you feel should be considered in evaluating the proposal.
The RFP must include the name, address, telephone number, and email addresses of the Developer or
Project Team members. Brief resumes and roles of key personnel, including development experience
partnering with government agencies is valuable. Project examples, preferably local projects, which
demonstrate successful public/private partnerships, or any other applicable work experiences should
be included.
RFP narrative submittals shall be 10-pages or less.
Privacy Disclosure: Minn. Stat. 13.591, subd. 3(b) provides that any data submitted by a private business
in response to an RFP is private until the time and date in which the RFP’s are due. At that time, the
names of the responders are public, but the data still remains private until the “completion of the
evaluation process.” That process occurs when the municipality completes negotiating the contract with
the selected vendor. Once evaluations are complete and a vendor is selected, all data is public, except
for trade secret data.
Request for Proposal
The Village at Mendota Heights - 2019
Page 6 of 6
[25373-27104/2528178/1]
6. Anticipated RFP Schedule
Date Process
April 12 All RFP submittals due to City
April 15-April 30 City review of RFP submittals.
Early May City Council review of preferred Proposals
Mid May City Council interview of preferred proposals.
Late May Staff and finalist negotiate proposed purchase and development contract.
June 4 (tentative) City Council approval of purchase and development contract
The City reserves the right to alter any of the selection criteria, selection schedule, or reject any
or all submitted proposals.
Submittals must be received by the City on or before the deadline date as noted above. No
exceptions or extensions will be granted.
Submittal of the RFP response documents and questions must be directed to:
Tim Benetti, Community Development Director
1101 Victoria Curve
Mendota Heights, MN 55118
Office: (651) 255-1142
timb@mendota-heighs.com
Engineering related questions, such as site conditions, utilities, storm water requirements, etc.
should be directed to:
Ryan Ruzek, P.E., Public Works Director
1101 Victoria Curve
Mendota Heights, MN 55118
Office: (651) 255-1152
Email: ryanr@mendota-heights.com
THE CITY OF MENDOTA HEIGHTS RESERVES THE RIGHT TO REJECT ANY AND ALL SUBMITTALS.
PROPOSED CONCEPT PLAN #1
- 70 rental homes
60 unit apartment building with luxury townhome like design elements providing
private entries for 19 of those 60 units
- 15 one-bedroom / 20 two-bedroom / 34 two bed with dens
- 10 private entry row homes
- 123 parking for apartment building (89 underground / 34 surface)
2-car attached garage stalls for the row houses
Maple Street remains as is
Proposed Project Value: S21 million
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PROPOSED CONCEPT PLAN #2
- 11,743 sq. ft. Early Ed. Preschool (Pre-K) I Daycare facility
- 17,369 sq. ft. playground area
- 57 parking spaces
- Maple Street remains as-is
Proposed Project Value: $4.5 - 4.8 million
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PROPOSED CONCEPT PLAN #3
- 3-Story / 80-Unit Apartment Building
- 134 Parking Spaces 98 underground parking spaces / 25 surface l (11 street spaces)
- 11+'laple Street remains as is
Proposed Project Value: $20 million
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' - •Urban scale,moderate density corrrpliments village
,� , Y• s experience andwaikahiiitytoretalsquare.
� = Sf •Similar footprint to neighboring properties
PHASE 2: 1-- , +Similar setdacks,walk-ou[patios and landscaping
Future townhomes ' � +Architec[ure:brick,stone,metal.Flat ftooE
or boutique aoanmenis � � •Extension of regional trail on Dodd+putlot D
{managed out of rnpin �
r., apartment budding) , .r •Fla realignment of streets.Maple street preserved.
VILLAGE AT MENDOTA HEIGHTS SITE PLAN
THE GALLERY APARTMENTS-PROPOSAL
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View from Linden Street looking west
Large Windows and Balconies Stone at Corner,Lobby Entry Typical Elevation
Architectural Metal Panel Brick 2-Stories
The Gallery at Mendota Vllfoge is an upscale apartment Empty nesters and professionals will enjoy various indoor
proposal with the goal of blending into the character and outdoor amenities,condo-style Finishes and the
and timeless architecture of this beautiful,mixed-use Village's shopping and dining environment.Club rooms and
community. With compatible scale to neighboring lobby space will extend to both sides of the building•facing
buildings,high quality architecture,various amenities, the corner of Linden&Maple-providing seemless access to
walking paths and activity-the project will be a sidewalks and Market Square.
complimentary piece to the Village's master plan vision
and economic efforts of this mixed-use neighborhood.
VILLAGE AT MENDOTA HEIGHTS THE GALLERY APARTMENTS
THE GALLERY APARTMENTS-PROPOSAL
•Average Floor Plan: 900 SF
-One Bedrooms 680-945 SF
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-Two Bedrooms 1,050-1,400 SF
-Majority plans=1+Den
1 i •Foundation Size:28,000 SF
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•98 Underground stalls
+25 surface+11 street
=134 Stalls Provided(1.57:1)
LEVEL 1 PLAN
r UTILMES+STORM WATER MANAGEMENT:
•Goal is to preserve the significant,majority of
■ Outlot D and the wetland overlay;existing storm
catch basin location to remain and minimal site
'& M disturbance will occur to retain Current grades
•Maple Street storm and sewer lines to remain
•:w;`" 98 Total and be utilized.
Garaoe Stalls •Underground Storm water system below parking
lot will provided rate control and filtration as
required per code.
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VILLAGE AT MENDOTA HEIGHTS r %' `•
THE GALLERY APARTMENTS-PROPOSAL
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■ •Granite countertops and designer cabinetry
® uv+Uc •Walk in closets and in-unit Washer&Dryer 3
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•Energy-star,stainless steel appliances I !!!!!!
aeDrs . 4 •LED lighting throughout -
n� ts,a a,. `�" , •Large windows and patio doors
•Private decks and patios
o •Pet friendly -•'
•Concierge,on-sitefull time management
and maintenance staff
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One Bedroom+Den(940 SF)
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amenity-rich community,
C� transit corridors.
walkability,proximity to
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Two Bedroom(1,250 SF) ` Island kitchens,built-in buffet
VILLAGE AT MENDOTA HEIGHTS OUR WORK PROPOSED FLOOR PLANS&FINISHES VILLAGE AT MENUOfA HEIGHTS OUR WORK PROPOSED FLOOR PLANS&FINISHES
THE GALLERY APARTMENTS•PROPOSAL THE GALLERY APARTMENT5-PROPOSAL
Lobby,fireplace and Mezzanine dub Room
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+10496 smoke-tree -Extensive Common Areas
• .4/7 Emergency Maintenance *First Floor Walk-Glut Units
-9ft.minimum Ceilings -Free Resident Yoga Classes
-Enke Renals and Bike Stnrae,e -rim Size Washer/Dryer In Unit
-Coffee Bar and Mi-(,ia cu re eon-site Full Time Maintenance
•Concierge at Lobby -Pet Friendly-Doggy DNA Policy
•Controlled Access -Planned Social Activities
-Conference Roam •Private Balconies
-(-own Molding in Units *Professional On-Site Management
-D^y Cleaning Ser,ices -Recycling and Trash Chutes
•EnergVStar Stainless Steel -Underground Heated Parking
AFPI in:es
Landscaped,courn,,rd amenity
(Images from Chas RE properties)
VILLAGE AT MENDOTA HEIGHTS OUR WORK I COMMON SPACES
THE GALLERY APARTMENTS-PROPOSAL
PROPOSED CONCEPT PLAN #4
- Mixed use concept
- 3-story, 42-Unit Apartment building (55+ residents)
- 4,000 sq. ft. restaurant
- 2,000 sq. ft. coworking space mix of private office spaces
- Maple Street remains as-is
Proposed Project Value: $13 - 16 million
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PROPOSED CONCEPT PLAN #5
- 3-story, 90-Unit senior independent living facility
- L4aple Street to be closed (built over). No realignment of roadway
Proposed Project Value: $30 million
The Village at Mendota Heights
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MISSION:
Complete the final phase of development in The
Village with a high quality asset that supports the
in-place properties. • /C
BENEFITS OF PARTNERING WITH U.P.
✓ Deep market expertise & relationships _ /,( � ,
✓ Proven ability to execute complex '�
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✓ Financial strength and commitment
✓ Long-term ownership and relationship
REAL ESTATE REQUIREMENTS.
=' The Village at Mendota Heights
a) New integrated active adult development—
about 90 units for rent.
b) 55+, independent community (no health
services)
c) Robust amenities, luxury finishes
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d► Approximately 40,345 sf building footprint, , ;
3 stories w/underground parking—Total )
162,000 sf
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