HomeMy WebLinkAboutHousing & Redevelopment Authority Minutes 12-16-2004MINUTES
PLYMOUTH HOUSING AND REDEVELOPMENT AUTHORITY
December 16, 2004
PRESENT: Commissioners Steve Ludovissie, Jenny Flansburg and Jim Kovach
ABSENT: Commissioners Susan Henderson and Tim Bildsoe
STAFF PRESENT: Executive Director Anne Hurlburt, Housing Program Manager Jim Barnes,
and HRA Specialist Tracy Jones
OTHERS PRESENT: Bill Wolters, Constructive Ideas
1. CALL TO ORDER
Acting Chair Ludovissie called the Plymouth Housing and Redevelopment Authority meeting to
order December 16, 2004 at 6:15 PM.
2. CONSENT AGENDA
A. Approval of the November 18, 2004 HRA Meeting Minutes.
B. Approval of the December 2, 2004 HRA Meeting Minutes.
C. Plymouth Towne Square - Accept monthly housing reports.
Acting Chair Ludovissie requested that a second item, Willow Creek, be added under new
business.
Acting Chair Ludovissie also requested that two changes be made to the December 2, 2004
Minutes. First, he requested the paragraph starting "Commissioner Ludovissie said he feels the
backgrounds of the two companies are not that similar" be stricken from the second page.
Second, he requested the sentence "He said it seems far fetched that the government rejected it
because of a technicality" be stricken from the third page.
MOTION by Commissioner Flansburg, seconded by Commissioner Kovach, approving the
requested amendments.
Vote. 3 Ayes. Motion approved unanimously.
MOTION by Commissioner Kovach, seconded by Commissioner Flansburg, approving the
Consent Agenda items.
Vote. 3 Ayes. Motion approved unanimously.
Plymouth Housing and Redevelopment Authority
December 16, 2004
Page 2
3. NEW BUSINESS
A. SENIOR HOUSING PROJECT
INTERVIEWS
Hammel, Green and Abrahamson, Inc (HGA)
Presentation
Peter Rauma presented the proposal submitted by Hammel, Green and Abrahamson, Inc (HGA).
Mr. Rauma stated that his firm has been around for over 50 years and that it is a full service
company, with a staff of 500. He stressed the firm's background and experience in senior
housing.
Mr. Rauma stated that his firm could start work on the project in January 2005. He anticipates a
20 -month timeframe for the project (design through construction), with completion estimated in
September 2006. Mr. Rauma stated his concern with possible noise and odor from the future
restaurant adjacent to the site as well as possible traffic issues.
Mr. Rauma highlighted several recent senior housing projects that his firm has completed. These
projects include the following: Gideon Pond in Bloomington; Gerrard -Michael Heights Senior
Apartments in LaCrosse, Wisconsin; Bridgecreek Development in Saint Paul; Becketwood
Housing in Minneapolis, Marion Center in Saint Paul; Saint Therese Residence in New Hope
and Saint Therese Southwest in New Hope.
Question and Answer Session
Commissioner Flansburg questioned the availability of local construction materials.
Mr. Rauma stated that their recent projects have been constructed from panelized wood, which is
mold and mildew resistant and can be purchased locally.
Commissioner Ludovissie questioned what additional costs the HRA should expect.
Mr. Rauma stated that soil borings, site survey, renderings, computerized images and printing
costs are the most common expenses that are not included in the initial fee.
Commissioner Ludovissie questioned the number of site visits that are included in the fee during
the construction period.
Mr. Rauma responded that the fee included two site visits per month during construction.
Commissioner Kovach questioned who should attend the site visits.
Mr. Rauma stated that the owner's representative and the contractor should be present at all of
these visits.
Plymouth Housing and Redevelopment Authority
December 16, 2004
Page 3
Mr. Wolters questioned their firm's attitude to alternates.
Mr. Rauma stated that alternates are important as an option to rebidding the entire project.
Miller Hanson Partners
Presentation
Wilton Berger, Link Wilson, Bekah Padilla and James Parrish presented the proposal submitted
by Miller Hanson Partners. Mr. Berger stated that their firm was founded in 1962 and has been
involved with senior housing since the late 1960's. Mr. Berger also stated that they view this
building as the creation of a new neighborhood. He added that their design would provide ample
opportunities for the senior residents to interact with each other and would give them a sense of
place.
Question and Answer Session
Commissioner Flansburg questioned the availability of local construction materials.
Mr. Wilson stated that they try to use as many local materials as possible without compromising
the quality or integrate of the project.
Commissioner Ludovissie questioned which services would be provided in house and which
would be contracted out.
Mr. Wilson stated that they are a firm of 25 people, with no engineers on staff. Consultants
would be hired for electrical, plumbing, interior design, civil engineering, etc. He also added
that the interior design and civil engineering consultants were not included in the initial fee.
Commissioner Ludovissie questioned what distinguishes their firm from the other applicants.
Mr. Burger replied that their experience in senior housing design distinguishes them from the
rest.
Commissioner Ludovissie questioned how often site visits would be conducted.
Ms. Padilla stated that site visits would be conducted every two weeks. She added that they
typically meet with both the owner's representative and the contractor during these visits.
Housing Manager Barnes questioned what important issues and/or concerns they saw with the
project.
Mr. Wilson stated the important issues he saw was creating a residential feel and connecting the
building to paths and main arteries. He added that the water retention pond on the site was
another issue.
Commissioner Ludovissie questioned how they perceived the mixed-use feel of the site.
Plymouth Housing and Redevelopment Authority
December 16, 2004
Page 4
Mr. Berger stated that they have designed a lot of mixed-use developments. He added that
seniors want to be in the middle of things but the vehicle traffic will need to be softened.
Executive Director Hurlburt questioned the firm's roof design philosophy.
Mr. Parrish responded that pitch and detail is very important in roof design. He added that
complicated roofs are difficult to vent correctly.
Mr. Wolters questioned how long they should expect the project to take.
Mr. Wilson responded that it depends a lot on the construction timeframe. He added that he has
seen a 60 -unit building completed in less than 11 -months.
Mr. Wolters questioned the expected square footage of a one -bedroom apartment.
Ms. Padilla stated that an 800 square foot one -bedroom apartment would be targeted for this
market.
Mr. Wolters questioned what if any fees were not included in the initial price.
Mr. Berger responded that interior design, civil engineering and printing fees were not included
in the initial price.
Mr. Wolters questioned the financial impact of bidding alternates.
Mr. Berger stated there is typically no additional fee for alternates.
Boarman Kroos Vogel Group, Inc (BKV)
Presentation
Jack Boarman and John Gould presented the proposal submitted by Boarman Kroos Vogel
Group, Inc (BKV). Mr. Boarman stated that their firm is 26 years old and that housing design
was 30-40 percent of their business. Mr. Boarman added that they were a full service firm with
the exception of the civil engineering.
Mr. Gould stated that their firm has extensive experience in senior housing. He added that the
design should coordinate with the rest of the development on the site. In preparation for the
meeting, he designed three preliminary site plans, which he presented to the board. Based on
these designs, he feels a three-story design is most efficient on this site. He added that he has
worked with CSM's architect on previous projects and that they have a good working
relationship.
Question and Answer Session
Commissioner Ludovissie questioned whether or not civil and landscape services were included
in the initial fee.
Plymouth Housing and Redevelopment Authority
December 16, 2004
Page 5
Mr. Gould responded that they were included.
Commissioner Ludovissie questioned the number of construction inspections they should expect
per month.
Mr. Boarman stated that two site visits per month are typical and included in the fee.
Commissioner Ludovissie questioned how the firm excels over the other applicants.
Mr. Boarman stated that his firm is committed to good housing design.
Mr. Wolters questioned the expected timeline for the project.
Mr. Gould stated that it would take 2 weeks to establish a work schedule, 1-2 months for design,
3 months for construction documents and an additional 12 months for construction.
Mr. Wolters questioned if there would be any additional fees for alternates.
Mr. Boarman responded that there would not be any additional fees for alternates.
Mr. Wolters questioned the firm's experience with sustainable design principles.
Mr. Boarman stated that their firm has used sustainable design principles for many years.
Commissioner Flansburg questioned what steps the firm would take to use local resources.
Mr. Boarman stated that they would make every effort to use local resources, when possible.
Commissioner Flansburg questioned the size of a one and two-bedroom unit.
Mr. Gould stated that he was envisioning 700 square foot one -bedroom units and 1,000 square
foot two-bedroom units.
Commissioner Ludovissie questioned the number of follow-up visits that are typically
conducted.
Mr. Boarman stated that they typically do a follow-up after 11 months and 3 years.
Elness Swenson Graham, Inc (ESG)
Precentatinn
Tim Elness and Jay Nelson presented the proposal submitted by Elness Swenson Graham, Inc
ESG). Mr. Elness stated that their firm has over thirty-five years of experience with 85 staff
members. Mr. Elness also stated that their firm has designed over 120,000 housing units and has
a lot of experience with other Cities, HRA's and CDA's. He added that they are a full service
firm.
Plymouth Housing and Redevelopment Authority
December 16, 2004
Page 6
Mr. Nelson reviewed thirteen housing projects the firm has completed with the Dakota County
CDA. These projects included but are not limited to the following: Lakeside Pointe, Village
Commons, Cahill Commons, Orchard Square, Apply Valley Square, Eagle Ridge and Pioneer
Manor.
Question and Answer Session
Mr. Wolters questioned the timeline of the project.
Mr. Nelson responded that it would take 6-8 weeks for presentation drawings, 6-8 weeks for
construction documents and another 10-11 months for construction.
Commissioner Ludovissie questioned what additional fees would be added to the initial fee.
Mr. Nelson stated that printing, travel and any unforeseen site issues would generate additional
fees.
Executive Director Hurlburt questioned what they have learned from the design of Plymouth
Towne Square.
Mr. Nelson stated that they would use a more basic roof design and a different brand of
windows.
Commissioner Flansburg questioned their thoughts on the layout of the building.
Mr. Nelson responded that the building will need to have a connection with the surrounding uses.
Mr. Wolters questioned the firm's experience working with an owner's representative.
Mr. Nelson stated that they prefer to work with one person instead of a committee.
DISCUSSION
Commissioner Ludovissie stated that his first choice was Miller Hanson and his second was
BKV.
Commissioner Flansburg stated that her first choice was BKV with her second being Miller
Hanson. She added that HGA was her third choice and ESG was her last choice.
Commissioner Kovach stated that Miller Hanson seemed knowledgeable but that he felt the
board had to drag things out of them. He also stated that he liked HGA and would prefer either
HGA or BKV.
Housing Manager Barnes stated that he spoke with Commissioners Bildsoe and Henderson prior
to the meeting. He stated that Commissioner Bildsoe was interested in BKV and Commissioner
Henderson was interested in either BKV or Miller Hanson.
Plymouth Housing and Redevelopment Authority
December 16, 2004
Page 7
Mr. Wolters stated that he could work with any of the four firms. He also stated that he was
impressed with the written proposal submitted by HGA but he would prefer either BKV or
Miller Hanson.
Executive Director Hurlburt stated that she preferred either BKV or Miller Hanson.
Commissioner Flansburg questioned whether the HRA could build a project larger than 60 units.
Executive Director Hurlburt stated that the HRA could build up to a 100 unit building on this
site.
Housing Manager Barnes stated that he preferred either BKV or Miller Hanson.
Commissioner Flansburg stated that BKV's established relationship with CSM's architect may
be a benefit.
MOTION by Commissioner Ludovissie, seconded by Commissioner Kovach, to select Miller
Hanson Partners as the architect for the new senior building.
Vote. 3 Ayes. Motion approved unanimously.
B. WILLOW CREEK
Commissioner Ludovissie stated that he spoke with Howard Goldman from the local HUD office
about Willow Creek. Commissioner Ludovissie stated that according to Mr. Goldman there was
nothing wrong with the application to extend the HAP contract for Willow Creek but due to
budget concerns HUD was denying most of these requests. Housing Program Manger Barnes
stated that indeed the appeal to extend the HAP contract for Willow Creek was denied by HUD
for budget reasons. He added that staff is currently working to obtain enhanced vouchers for all
48 units. Staff has already obtained enhanced vouchers for 24 units and an application for the
remaining 24 units is still pending. Housing Program Manager Barnes stated that the enhanced
vouchers will be good until December 31, 2005 and will need to be approved by HUD on an
annual basis.
4. ADJOURNMENT
Meeting adjourned at 11:00 PM.
HRA/Minutes/12/16/04