HomeMy WebLinkAbout09/16/2008WHEAT RIDGE URBAN RENEWAL AUTHORITY
AGENDA
September 16, 2008
Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Urban
Renewal Authority on Tuesday, September 16, 2008, at 6:00 p.m., in the City Council Chambers
of the Municipal Building at 7500 West 29th Avenue, Wheat Ridge, Colorado.
Individuals with disabilities are encouraged to participate in allpublic meetings sponsored by the City of Wheat
Ridge. Call Heather Geyer, Public Information Officer at 303-235-2826 at least one week in advance of a
meeting ifyou are interested in participating and need inclusion assistance.
1. Call the Meeting to Order
2. Roll Call of Members
3. Approval of Minutes - August 19, 2008
4. Public Forum (This is the time for any person to speak on any subject not appearing on
the agenda. Public comments may be limited to 3 minutes.)
5. New Business
A. Presentation by Brownfield West 44'h Avenue & Wadsworth Blvd.
B. Update on Kipling Corridor Blight Study RFP
C. Executive Session for the purpose of receiving legal advice concerning pending
litigation regarding the terminated 38tn Avenue and Sheridan Boulevard
redevelopment project pursuant to C.R.S. Section 24-6-402(4)(b).
6. Adjournment
- MINUTES
WHEAT RIDGE URBAN RENEWAL AUTHORITY
August 19, 2008
1. CALL THE MEETING TO ORDER
The meeting of the Wheat Ridge Urban Renewal Authority was called to order by
Chairman Williams at 6:07 p.m. in the council chambers of the Municipal
Building, 7500 West 29r" Avenue, Wheat Ridge, Colorado.
2. ROLL CALL OF MEMBERS
Authority Members Present
Rick Adams
James Bahrenburg
Janet Leo
Walt Pettit
Larry Schulz
Terrell Williams
Authority Members Absent: Tom Radigan
- Also attending: Patrick Goff, Deputy City Manager
Corey Hoffmann, WRURA Attorney
Ann Lazzeri, Recording Secretary
3. APPROVAL OF MINUTES - August 5, 2008
The minutes of August 5, 2008 were approved by acclamation.
4. PUBLIC FORUM
Charles Durbin was present but did not speak.
5. NEW BUSINESS
A. Update on West 44"' Avenue & Wadsworth Boulevard RFQ/RFP
Patrick Goff reported that one proposal was received from Brownfield
Partners, LLC. There was one other interested party who did not meet the
deadline for submission of proposals. An initial interview will be
conducted with Brownfield Partners during the week of September S.
Brownfield will then give a presentation to WRURA at its meeting of
September 16, 2008.
WRURA Minutes - 1- August 19, 2008
Terrell Williams expressed concern about interviewing only one company.
There was a consensus that other bids should not be sought out unless
Brownfield interview results prove to be unsatisfactory.
B. Update on Kipling Corridor Blight Study RFP
Patrick Goff reported that Matrix Design Group received very high marks
from the evaluation committee interviews. A contract is being negotiated
by the purchasing department and is scheduled to go before City Council
on September 8"'.
C. 2008 Budget Update
Patrick Goff presented an update on the 2008 budget through July 31,
2008.
D. Other Items
James Bahrenburg mentioned that a building is for sale at the corner of the
property at 44`1' and Kendall which is the site of a future city park. He
suggested the possibility of purchasing this building to be used for park
purposes. Patrick Goff will speak with the Parks Director concerning this
suggestion.
6.
ADJOURNMENT
There was a consensus to cancel the September 2°d WRURA meeting due to the
Labor Day holiday. Walt Petit informed the Authority that he would not be able
to attend the September 16"' meeting.
The meeting was adjourned at 6:50 p.m.
Terrell R. Williams, Chairman
Ann Lazzeri, Recording Secretary
WRURA Minutes -2- August 19, 2008
Wheat Ridge Urban Renewal Authority
7500 W. 29th Avenue Wheat Ridge, Colorado 80033 '3032352846 303-2352857 (Fax)
TO: Urban Renewal Authority Board Members
FROM: Patrick Goff, Executive Director-L/,Jb RE: RFQ and RFP for Development of Southeast Corner of W. 44`h Avenue
and Wadsworth Boulevard
DATE: September 10, 2008
One proposal was received from Brownfield Partners LLC in response to the Request for
Qualifications and Request for Development Proposals'far the Southeast Comer of W.
44Ih Avenue and Wadsworth Boulevard. The Evaluation Committee consisting of Ken
Johnstone, Community Development Director; Patrick Goff, WRURA Executive
Director; Rob Osborn, WR2020 Executive Director and Denise Balkas, WR2020
Director of Real Estate Development met with representatives from Brownfield on
September 8r' to discuss their proposal in greater detail.
Brownfield Partners, based in Denver, Colorado, is a leading real estate development
company specializing in the acquisition, master plannirig, entitlement, and redevelopment
of urban infill and environmentally impaired real estate. Brownfield Partners purchases
and redevelops quality real estate assets in targeted markets across the country. The
Company's principals capitalize on the unique position of its Partners as national experts
in the structuring, acquisition and execution of not only complex master redevelopment
projects, but also the additional challenges brought to bear by environmental distress.
Staff recommends that the WRURA Board hear a presentation from Brownfield on
September 16Ih to gain insight into their proposal. Additionally, Staff recommends that
the WRURA and WR2020 continue discussions with Brownfield through October 31,
2008 to further define the proposed project to determine the feasibility of a long-term
relationship with Brownfied. Staff will provide a final recommendation back to the
VJRURA Board at the conclusion of this due diligence phase.
Attachments:
1. Letter dated September 9, 2008 from Rob Osbom, WR2020 Executive Director
2. Proposal from Brownfield Partners, LLC
i~
~
WHEAT RIDGE
Partners in a Vibrant Wheat Rldge-
k,
September 9, 2008
Wheat Ridge Urban Renewal Authority
7500 W. 29th Ave.
Wheat Ridge, CO 80033
Attn: Mr. Patrick Goff, Deputy City Manager
Re: 44`" Avenue and Wadsworth Boulevard Redevelopment Proposal
Brownfield Partners
Dear Mr. Goff,
Wheat Ridge 2020 submits the attached Brownfield Partners LLC's proposal to you for
consideration and reference to the proposed redevelopment solicitation, advertised by our firm over
the past few months. This proposal is the only submission to our solicitation which was directly
distributed to more than 100 perspective developers and publicly advertised for response.
Wheat Ridge 2020 is in the process of performing our review of this proposal and engaging with
Brownfield Partners to fully explore the merits of the proposal. In an effort to provide insight to this
proposal for the WRURA, WR2020 has requested that Brownfield Partners prepare a 15 - 20 minute
presentation for the WRURA to hear at the next WRURA meeting. The presentation will outline the key
elements of their proposal and its goals. The intention of the presentation is to provide WRURA with
insight to the proposal that it can consider when WR2020 makes its formal recommendation upon
completion of our review. It is our intention to complete our interviews and meetings with Brownfield
Partners within the near future and provide a written analysis and recommendation to the WRURA by
the end of October, 2008.
Wheat Ridge 2020 greatly appreciates the strong relationship we have with Wheat Ridge Urban Renewal
and firmly believes that our combined efforts on this project will lead to a successful redevelopment.
Thank you,
.
Robert J. Osborn, Esq.
Executive Director.
4350 Wadsworth Blvd., P.O. Box 1268 Wheat Ridge, CO 80034
Phone: (720) 259-1030 Fax: (303) 940-9332
COMMONS
PREPARED FOR.
3
~
PREPARED BY:
Brownfiet(A
PARTNERS Ilc
TABLE OF CONTENTS
Letter to WR2020
1.0 Redevelopment Concept
3
2.0 Developer Credentials
4
2.1 Corporate Structure and Resumes of Principals
5
22 Additional Resources
6
2.3 Number of Years in Existence
8
2.4 Overview of Development Experience
8
2.5 Experience in Public/Private Partnerships
9
2.6 Significant Past or Pending Litigation
12
2.7 Previous Terminations
12
2.8 Current Projects
12
2.9 Financial Readiness
12
3.0 Assessment of Markets and Users
13
4.0 Master Developer Description 15
5.0 Project Finaricing 17
6.0 Project Timeline 19
7.0 Other Issues 19
8.0 References 20
APPENDIX
Appendix A: Conceptual Site Plan
Appendix B: Hollywood, OR Library Project Profile
Appendix C: Brownfield Partners Principal Resumes
Appendix D: Additional Resources Information
Appendix E: Project Timeline
1
Brownfield
- Wheat Ridge 2020, Inc.
4350 Wadsworth Boulevard, Suite 420
Wheat Ridge, CO 80033
August 8, 2008
Re: Redevelopment proposal for parcel located at W. 44th Avenue and Wadsworth Blvd.
Dear Mr. Robert Osborn:
As a team, Brownfield Partners is dedicated to the ideals of collaboration as a means to shepard challenging projects from
vision to reality. This philosophy defines our fundamental approach to value-creation in all of our business practices on
behalf of our stakeholders and customers. It is premised on the practice of working together to endow real estate assets with
tangible physical characteristics that elevate the resulting project above the typical and expected. The goal of our efforts is not
simply to achieve a series of built products. but to create places of lasting value.
Brownfield Partners builds and leads teams of comprehensive and complimentary skills that combine to offer experience
and expertise specifically targeted to address the unique challenges presented by complicated development projects. We
believe our core development talents, our local backgrounds, and unique experience with complex development and financing
struc`ures makes us a perfect match for the intricate realities of this redevelopment.
This proposal manifests our view of the future of this site and represents a unique opportunity to create a legacy of value for
both current and future stakeholders in Wheat Ridge. The true measure of the value created by this project will ultimately be
measured by both asset appreciation and the enhancement of quality of life. We further believe that this project represents a
unique confluence of timing, scale; and location that presents an opportunity to crea;e a signature place within the landscape
of Wheat Ridge, a common ground for everyone.
,'heat Ridge Commons: Our Plan
The vision we present for this proposal grew out of a series of ideas informed by the Wheat Ridge 2020 Conceptual Mater
Plar., the Wadsworth Corridor Subarea Plan, and a preliminary evaluation of demand drivers for the corridor. These ideas
are rational; simple: and therefore powerful. The result is a unique juxtaposition of private, public and civic uses that create a
signature identity while being market responsive.
Our plan is to create:
• A signature identity for Wheat Ridge's `Front Door"
• A place of vibrancy that is driven from a mix of uses inciudiny commercial, retail, residential,
and civic.
• A connection that makes the project cohesive with its surroundings and is inviting.
• A developmerd catalyst to be leveraged into future projects that realize the greater Wheat
Ridge revitalization goals.
The result is an urban infill model that will showcase Wheat Ridge at the forefront of progressive and creative redevelopnient.
We will create a vibrant destination that affords the first steps towards a larger coinmunity vision. This is the vision we share
with you. On behalf of our entire team. we look forward to the opportunity to expand on these, thoughts and pursue with you
the realization of this vision.
Sincerely,
Douglas A. Elenowitz
Partner
Dwnfield Partners, LLC
Brownfield
1.0 REDEVELOPMENT CONCEPT
Wheat Ridge Commons includes five main
redevelopment components that attract residents,
tenants, and visitors to the core of Wheat Ridge.
This project features an internal central urban
core with buildings and gathering space on all four
comers. In order to maintain the urban feel of this
concept, through streets feature parallel parking
on both sides of the street with tree lawns and
sidewalks fronting all uses. Integrating the street
life with the land uses is one way to create a vibrant
urban center that is attractive and inviting.
VVheat Ridge Commons is arichored by a four
story mixed use building that will house the new
state-of-the-art 20,000 square feet VNheat Ridge
Library. This library is unique because it will be the
first mixed use library and residential project in the
Denver area. The library is located or., the southeast
comer of the site. Library and residential uses
are compatible with the surrounding single family
residential and will have the least amount of impact
on the residents. The library will have a small
cafe on ;he first floor as well that spills out into an
open space plaza and grass area for people to sit,
read, drink, coffee or have iunch. This component
of the concept plan
was inspired by a
mixed-use library
project in Hollywood,
OR A detailed project
profile can be found ir
Appendix B.
Above the l_ibrary will
be 55 to 60 units of
residential apartments
that will accommodate
the active adult resident
looking to downsize from
single-family homes to
an area with amenities and lively activities. Wheat
Ridge Commons is attractive to this demographic
because of its location to services, proximity to the
foothills and recreation in the area.
The southwest corner of the core features a four
story, 80,000 square feet office building. Part of
creating an urban center is bringing people to
the area. An office building will compliment the
residential and library uses by bringing people
to the site at all hours of the day maintaining a
continuous activity level that supports retail and
service establishments.
Additional retail is very important to the City
of Wheat Ridge and this site affords a great
opportunity for additional retail space. 44th Avenue
has a considerable amount of traffic during the
day, combined with comparable uses on the north
side of 44th; the northeast corner of the site is a
great location for retail. Three, single story building
sites at this location with surface parking in the
back continue to stabilize the core of the site. It is
important to remember the sensitive transition to
the residential neighborhood to the east; therefore.
the parking and landscape buffer between the retail
and residential will ease this transition and create
less of an impact on the residents.
The density of retail, office, and civic and residential
uses creates a tremendous need for parking on
the site. In traditional urban neighborhoods. on
street parking would be the only parking available
however, surface parking is a necessity for
successful retailers. In order to accommodate
this need, the core of Wheat Ridge Commons
is completed by a four story parking garage that
is wrapped with ground
floor retail on the east
side and masked on the
upper floors with creative
architectural features and
street trees This parking
will accommodate office
employees, visitors to the
bank, restaurants, and other
retail, as well as visitors to
the residents of Wheat Ridqe
Commons.
The final component of
this plan is geared towards
jump-starting development along the Wadsworth
corridor. The core of the Wheat Ridge Commons
plan is expected to create a vibrant place that also
creates value and interest in the surrounding areas.
This plan proposes a four story mixed-use retail
and office building along Wadsworth just south of
First Bank. This building will have street frontage
along Wadsworth and have surface parking in the
rear. Currently, this location is the site of the Gemini
restaurant, parking for the bank, and office space.
Brownfield
With the surface parking in the rear and the parking
structure across the street, there is enough parking
for all anticipated uses according to Wheat Ridge's
current parking requirements.
Sustainable practices are easily implemented into
this concept plan. The site planning and design
stage of the redevelopment is the first place
where sustainable practices can be used. Building
orientation, sun exposure, lighting, landscaping,
drainage, and surface materials among others will
be examined at this stage. During the demolition
stages of the project Brownfield Partners will
contract to recycle as much demolition material as
possible with the potential for reuse on the site.
The possibilities of sustainable practices magnify
when the construction phase begins. Developers
and contractors with experience in sustainable
construction building materials will be preferred and
it is a goal of this concept that the office building,
mixed-use building along Wadsworth, and the
mixed-use library all pursue a minimum of LEED
certification.
In order to implement this concept plan, there are
- some key steps that need to occur. The concept
plan currently includes the gas station on the comer
of Upham St and 44th Ave. as well as the Gemini
restaurant, a vacant piece between the parking for
the bank and the Gemini, and the bank parking.
In order to execute this plan, acquisition of these
pieces must occur. Further details of how this may
happen are included in the project financing and
scheduling portions of this proposal.
This coricept blends urban concepts with existing
Wheat Ridge character. The success of this
project hinges on the public private partnership
of Brownfield Partners, the City of Wheat Ridge,
and Wheat Ridge 2020. Ultimately; Wheat Ridge
Commons will become a model for redevelopment
in Wheait Ridge, not only for the aesthetic
appearance and character of the place, but the
structure of relationships and collaboratior, that
form through the process.
A detailed conceptual site plan is included in
Appendix A.
2.0 DEVELOPER CREDENTIALS
Brownfield Partners, based in Denver, Colorado,
is a leading real estate development company
specializing in the acquisition, master planning,
entitlement, and redevelopment of urban infifl and
environmentally impaired real estate. Brownfield
Partners purchases and redevelops quality real
estate assets in targeted markets across the
country. The Company's principals capitalize on the
unique position of its Partners as national experts
in the structuring, acquisition and execution of not
only complex master redevelopment projects, but
also the additional challenges brought to bear by
environmental distress. The result is a history of
creating successful transaction partnerships with
puhlic entities and private commercial, industrial
and residential developers in key locations
nationally. Brownfield Partners transactions
help distressed property owners monetize non-
performing assets, remove liability and help
communities clean up and return to productive
use properties that generate new jobs, rie iv tax
revenues, and stimulate economic growth
Brownfield
2.1 CORPORATE STRUCTURE AND
RESUMES
Brownfield Partners, LLC is a Colorado limited
liability company founded in October 2003.
Biographies of Brownfield Partners Principals,
Stuart Miner, Mary Hashem; and Douglas Elenowitz
are befow. Full resumes of the Principais and Staff
may be found in Appendix B: Principal's Resumes.
STUART MINER: Partner
S.uart Miner is a founding partner of Brownfield
Partners, LLC. Previously a co-founder of The
LandBank Group, Inc., a leading environmental
real estate company. Mr. Miner served as
Executive Vice President and was responsible
for the structuring and execution of large scale
master redevelopment projects across the United
States. Prior to found'+ng LandBank, Mr. Miner
was engaged in the environmental consulting
industry, where he worked in technical, business
development and operational management roles.
Mr. h9iner has more than 30 years experience
in the environmental and Browmfield industries,
with unique expertise in structuring complex
redevelopment projects. While in the environmental
consulting industry, Mr. Miner played a primary role
in the development of the earliest environmental
insurance products. His work included conducting
the engineering analysis for the first environmentai
lia6ility insurance policy, and the development
of technicai underwriting standards for the first
remediation stop loss insurance policy in support of
a Brownfiieid transaction. This experience provides
him with an industry-unique unders?anding of the
use and piacement of environmentai insurance and
the structuring of risk management programs to
support Brownfieid acquisition and redevelopment.
Mr. Miner is a fuil member of the Urban Land
Institute, and is also a member of the Amerlcan
Planning Association. He is the author of more
than 20 papers and makes frequent presentatiors
to national Brownfield seminars and conferences.
Mr. Miner holds a Master's degree in Urban and
Regional Planning from George Washington
University, and a Bachelor's degree in Political
Science from Syracuse University.
DOUGLAS ELENOWITZ: Partner
Dougias Elenowitz is a Partner with BrownfielJ
Partners, LLC. With extensive experience in the
real estate, environmentai, and insurance industries
Mr. Elerowitz leads Brownfield Partners in the
planning, entitlement and financial analysis and
underwriting of acquisitions.
Previousiy Mr. Elenowitz served as a Project
Manager with a leading environmental real estate
company where he was responsibie for directing an
interdisciplinary team of reai estate, environmental,
financial, and insurance professionals to complete
the work necessary to successfully and profitably
acquire. manage and divest Brownfield properties.
Mr. Flenavitz has worked as an associate with
a private equity funa rnai,ing equity and clebt
placements in operating companies, real estate
assets with environmental compiexities and
with a leadiny intemationai insurer underwriting
environmental risk.
The uniGue barknround in real estate devetopment,
finance, and environmental risk enables Mr.
Elenowitz to effectively identify and manage the
risk and economic drivers necessary for executier
of complex real estate transactions. Mc Efenowitz
has 4vritten numerous articles on the topic of
Browr.fields for pubGcations including the Colorado
Real Estate JoumaL Environmental Protection
Magazine, and Brownfield News and has been
a speaker at regional and national conferences
induding the Urban Land Institute and EPA
Brownfields Conference.
Mc Elenowitz holds an M.B.Afrom the University
of Colorado and a B.S. in Environmental Health
from the University of Georgia. Mr. Elenowitz is a
member of the Urban Land Institute. the Nationai
Association of Mdustrial and Office Properties;
the National Brownfield Association, and the Reai
Estate Council of the University of Golorado. Mr.
Elenowitz is a member of the Board of Directors of
the Children's Museum of Denver and is a member
of the Colorado Business Committee for the Arts.
BrOwnfleld
MARY HASHEM Partner
- Mary Hashem is a founding partner of Brownfield
Partners, LLC., and has worked in the Brownfields
redevelopment industry since 1995. Ms. Hashem
takes the lead in regulatory interaction, structuring
remedial plans, and negotiating agreements for the
company's Brownfield redevelopment projects.
She is an expert in risk managemeni, and in the
integration of demolition, abatement and site
remediation with redevelopment of urban infll
properties.
Previously, Ms. Hashem was a principal with
The LandBank Group, Inc. where she served as
Environmental and Risk Manageoient Director.
In this position, she was ,I;e
management of environmentai due diligence;
regulatory negotiation; scte Geanups and
ciosure: and the structuring of environmental risk
management programs for a!I property acqLlisitions.
She also brings a prior history of 15 years of
experience in the environmental consul'ting industry
to her work on Brownfield sites.
Ms. Hashem has worked on a wide range of
projects in her career, froni sorne of the most
complex industrial Brownfield redevelopmen?s
irnoNing hundreds of acres of land, to public
private parfnerships far mixed-use urban infill sites.
She typicaily plays an active rofe in community
involvement ar,d public participation, particularlV
the demolition; cieanup and site preparaticn phases
of the projects.
Ms. Hashem has published numerous articles and
regulariy speaks at state and nationai ccnferences,
avhere she addresses the state of the Brownfields
market, risk management trends, and the
develeper's perspective in matter, of environmental
property restoration and redevelopment.
Ms. Hashem holds a Bachelor's degree in Earth
and Planetary Sciences from the ti4assachusetts
Institute of Technology. She is a member of
the National BrownfieldsAssociatian (NBA)
and serves on the Executive Committee of the
Colorado Chapter of the NBA. She is a former
10-year resident of Wheat Ridge, Colorado, where
she served on the Wheat Ridge Urban Renewal
Authority as a member and later as chair of the
Authority.
22 ADDITIONAL RESOURCES
Brownfield Partners recognizes that a successful
project team requires not only the strong
multidisciplinary leadership of a Master Developer,
but also resources with specific expertise to
thoughtfuliy address the unique idiosyncrasies of
the project as they arise. Over the years Brownfield
Partners has developed relationships in many
requisite disciplines ranging from architecture and
planning to public finance and legal policy that we
bring to our projects. We recognize that a mixed-
use project of this nature requires specialized
resources to effectively respond to the multiple
asset classes proposed for the site. Representative
resources available to the project with whom we
have had specific discussions regardinG the 44th
Avenue Prajec2 include:
Dan Strammrello, Presidenf
Wes±brook Developrnenf Partners. inc.
Mr. Strammielio brings to the Brownfield Partners
team twenty-five years in all aspects of the
developmsnt business from site se!ection,
land purchase negotia;ion; pro forma crea:+on.
stn11ctUring of join+ ventures. marketing and
arranging fir.ancing. Mr. Strammiei!o is the Founder
and Partner of Victorio Investmeni Company and
"`estbrook Development Partners, Inc. and serves
as an Adjunct Associate Professor. University
of Colorado at Denver. Graduate School o'
Architecture and Planning. He is a proven expert
in the successful implementation of economic
develepment initiatives having served as an
Economic Development Consuitant to the S'.ate
of Colorado. several Indian tribes, ar,d privake
developer.
ht:. . miello has exterisive experiznce in the
verticai development of a vanety of asset classes.
urban and suburban environments and maintains
strong direc± relationship with a deep portfolio of
regional anci national retail ter-iants.
Recent Westbrook Development Partners projects
inciude The Entertainment District, Lone Tree,
Colorado, 84-acre Eagle Bend Commercial
Center, E470 and Gartrell Road, Aurora, Flatirons
Entertainment District, Northwest Parkway and
Boulder Turnpike/US-36, The Westminster City
Center Project, consisting of 21 acres of high
multifamily on the Hyland Hills Golf Ceurse,
Brownfield
and 45 acres of retail on the northeast corner of
92nd and Sheridan, Free Form Lofts, the Whittier
neighborhood, Denver, and Glenwood Springs
downtown mixed use residential and reteil facility.
Arnold Ray, Principa!
Ray Real Estate Services, Inc.
Mr. Ray brings to the Brownfeld Partners team
more than 36 years in Real Estate Project
Management and Consuiting with a specific
focus on Project management of pubiic / private
redevelopment and irifili prajects for pubiic ager.cies
and priva±e owners, usually incorporating a
complex mix of uses, financiny and political issues-
Mr. Ray has extensive experience with all facets
of real estate from discovery of goals and issues,
through definition of potential concepts, feasi-,,...;
testing, tenant commitments, assembfage and
relocation, coordination of design & engineering;
public and private f+nancing, construction and
completion.
Recent project of interest include the Sheridan
Redevelopinent Agericy (SRA) / City of Sheridan
tivhere he served as a Project coordinator
for a highly comp!ex 130± acre $160 mil6on
redevelopment along the west side of Sou#h Santa
Fe Boulevard to the south of Hampden Avenue:
the Colorado Bureau of Investigation (CBI) and
State Buildings and Real Estate Programs where
he coordinated a new facilities selection process,
design, budgeting and construction for a new
Western Slope CBI facility; representatl.
private developer before the Colorado Springs
Urban Reriewal Authority relative to a 75± acre,
700,000 SF redevelopment in Colorado Springs;
and the City of Broomfield and Broomfield Urban
Renewal Authority where he managed mulliple
projects on behaif of the City including the RFP
process for a significant infill project, negotiation
of a Development and Reimbursement Agreemant
fur a significant new commercial pro;ect along th°
north 1-25 corridor, evaluation ofialternatives and
financiai planning for several add~tional mixed-use
infill projects. evaluatian of altematives and strategy
for a new Health and Human Services facility.
Pau! Wember, President
We.mher. Inc. Owners Representation
Paul Wember bring, to the Brownfield Partners
team an extensive depth-of-experience as an
pwners Representative across a wide range of
pubfic project types v✓ith a specialized focus on
Projects that give back to the community including
library facilities, recreation centers, and education
facilities. Mr. Wember and Wember Inc. have
the necessary background ard capabilities to
effectively manaye all elements of challergirg
projects from start to flnish. WhilE working closely
with owners. he has been able to build strong
working reiationships ihat are based upon open
communication and trust. Having a tecnnical
architecture desiyn background, combined with a
.;HS~er of Business Administration, Mr. Wember
brings a powerful combination of skill sets that
enables a comprehensive understanding of
delivering successful, c!ient-focused projects
Mr. VVember's deep portfolio of public facilities
projects induding bo!h new constructior and
renovation of the more than 24 Library Facilities
across Colorado on Liehalf of clients including
Nleld Libr3ry Distret Greeley, Co{orado, Basalt
Regional Library District - Basait, Colorado. City of
Louisville -Louisville, Colorado. Jefferson Couniy
Library District - Lakewood. Colorado, Arapahoe
Library Districi - Centennial, Colorado, Douglas
Gounty Library D+strict, Rangeview Library District -
7hornton, Colorado. Spanish Peaks Library Distric?.
WembGr, !nc has also eompleted Recreation
Centers projects for ihe Town of Er;e and City of
Lafayefte as well as seven education faciEities in
Colorado and Illinois.
Additionai information on Brownfield Partners
^ 's can be found in.Appendix B: and
information regarding team resources may be
fourd inAppendix C.Bi ownfield
2.3 YEARS OF EXPERIENCE Representative Completed UrbaniSuburban Infill
Developmznt ProjecYs include:
Brownfield Partners, LLG, founded in 2003, has
been in continuous operations for 5 years.
2.4 OVERVIEW OF DEVELOPMENT
EXPERIENCE
The principals of Brownfield Partners bring a
unique and unsurpassed expertise in executing
complex environmental and urban redevelopment
projects. For more than 15 years the principals of
Brownfield Partners have been active participan±s
in the due diligence, underwriting, acquisition,
remediation, and redevelopment of environmental
properties and liabilities. The firm's primary goal
is to identify 2nd acquire high-quality real estate
that has been passed over because of traditional
developers' and investors' concerns over project
complexity and environmental issues. Brownfield
Partners` :arget properties are located in prime
urban or suburban infill locations that present a
strong redevelopmen± opportunity. Inherent in each
prajact has been not only environmental constraint,
bu# aiso traditional development censtraints such
as land assembly from multiple property owr;ers,
re-zcning and entitlement hurdles, traffic and noise
abatement, site access, dedications, geotechnical
and grading, utility, and market. The company
brings its extensive direct industry axperierce
to successfuily manage the litany of challenges
certain to be encoGintered during the execution of
comp!ex redevelopment projecfs The result is a
history of successful transaction partnerships with
both pubGc and private entities.
The Prir;cipals have been involved in more than
40 transactions in 20 states over the las# 15 years
induding a number of high profile Brownfield
redevelopment projecfs completed in Galifornia and
Colorada.
Dahlia Square Shopping Center
Denvec Colorado
A publiclprivate partnership with the Denver Ur-
ban Renewai Authority that involved the assembly,
acquisition, remediation, and iand development
of the former Dahlia Square Shopping Center into
a mixed-use project that indude medium density
residertial and a health clinic.
Pacific Refinery
Hercules, Califomia
A private partnership with Catellus Development
that invoived the acquisition, remediation, and land
aevelopment of the former Pacific Refinery into the
primarily residential Victoria-by-the-Bay mixed use
project.
Omar Rendering Plant
Chula Vista, California
A private partnership with Knowlton Realty that
involved the acquisition, remediation; and land de-
velopment oFlhe former Omar Rendering Plant irito
the Chula Vista Auto Park.
Kaiser Steel Works
Fortana. California
A private partnership with Catellus Development
that involved the acquisition, remediation, and land
development of the former Kaiser Steel Mill into the
Kaiser Commerce Center Business Park.
i ime Oil Termmal
San Pedro. California
A private partnership with Overton Moore Proper-
ties that involved the acquisition, remediation, and
land deveiopment of the former Time Oili'JJestern
Fue! Oil tank farm and refinery lorated acJjacent to
the Port of Los Angeles into the Part LA Distribution
Center.
Rowe lnterrational
Whippany NJ
A private development that involved the acquisition,
remediation, and land development of the former
Rowe International Manufacturing plant into a singe
family residential development.
Brownfield
2.5 EXPERIENCE IN PUBLICiPRIVATE
PARTNERSHIPS
Brownfield Partners has recent and meaningfui
experience in PubGGPrivate partrership
transactions in Colorado and California. We
have been responsible for managing, from an
owner's perspective, the Brownfield closure and
redevelopment of numerous chailenging sites,
pubGc and private. An important component to
the successful orchestration of any compiex
redevelopment project is communication with
varied stakehoiders +nterests including residents,
property owners,businesses, and local, county,
and state officials. Brownfield Partners' principals
have a demonstrated track record of developing
proactive community relations programs that
provide opportuniry for public input, address
public concems, minimlze cost ard scheduie
impacts, and ensure the sur.cess of the process.
Specific communications, public participation,
and outreach activities that Brownfield ?artners
has successfully imp!emenYed on prior projects
inciudes direct mailings, public natices, communi
meefing;. the establishment of web s'ties and
public reading rooms for site iniormation and pu
documents, the publication of fact sheets. and th
dissemiriation of contact names and numbers for
public inqLliries.
ty
b!ir..
e
Also vital to eac,h project has been the need
for close coordination among the local, r,ounty
ard state agencies respons+b!e for the various
project elements and the effective iniegratian
and leveraged management of public and private
financing. Several examples of Brownfield Partners'
experierice indude the fol;ouving,
Dahlia Square Shopping Center
Denver, Colorado
(Completed - 2008)
Brownfield Partners, LLC was selected by the
Derver Urban Renewal Authority (DURA) to
purchase and remediate the Dahlia Square
Shopping Center located in the north east Park Hill
neighborhood of Denver, Colorado The 8.3 acre
shopping center, which was developed in the early
1950`s on top of an unregulated landfill, feli into
a state of disrepair initiating a commun;ty-based
redevelopment effort The site's redevelopment wili
indude an estimated 200 residential units and a
Denver Heafth community medicai clinic.
Brownfieid Partners' role in the project included
property assembly, tenant relocation, management
of a public bid/contracting program, asbestos
abatement, demolition, remediation, geotechnical
mitigation, instailation of utility infras?ructure, and
coordinatiori with entitlements to facilitate the sa!e
to Denver Health and a residenrial builder. The
project was completed under a Redevelopment
Agreement with DURA and was finanaed through
a complex structure inciuding a$2 million City of
Derver general fund qrant; a$1.5 mil!icn U.S.
Department of Housing and Urban Development
grant, and a Section 108 loan. AdditionafSV,
Brownf;eld Partners was successful in securing a
Srownfield Cleanup Program Grant from the U.S.
Ervironmental Protectior Agency.
Other participants ir.r_!uded: City of Denver,
DURA, Denver Department of Public Works,
US Depariment of Nousing and Urban
Development, Colorado Departmvnt of Hea!th
and Environment Denver Heaith. Calarado
Black Chamber of Commerce; EPA, Hogan
and Hartson and Greenberg Traurig legai.
ARCADIS- environmentai engineering, Foresight
West - survey, Risk Removal Service - asbestos
abatement, CCC demolition and
grading contractor. W'assennaar-
geotechnicai consuitant.
Srownfield
Asarco Giobe Smelter
- Denver, Colorado
(On going project)
Brownfield Partners, LLC, through its affiliated
Globeville I, LLG entity, is under contract to
purchase the property from 77-acre former
Asarco Globe smelter property from the Asarco
bankruptcy estate. Once a major employer in
Globeville and the surrounding neighborhoods, the
site is largely vacant and impacted by significant
soil and groundwater contamination. 4Nhile the
market potential exists for a successful industrial
redevelnpment, the cost of site improvements and
remediation exceed the current fair market value of
the land.
Brownfield Partners' role includes underwriting,
site pianning and entitlement, abatement,
demolition, remediation, grading, and infrastructure
development. Brovii ifiFld Partners has coordinated
the support of and is working clesely with
Adams County, the City of Denver, the Denver
Urban Renewal Authority (DURA), and the U.S.
Department of Housing and Urban Develapment
(HUD) !o create a comp!ex publiclprivate fnancing
structure that enables this important project to
rnove forward. The program, which required
the creation of new state wide redevelopment
!eoisiaticn lead by Brownfield Partners, is slated
to inciuc'e an inter-jurisdictional ±ax increment
financing district administered by DURA. a HUU
Section 108 loan sponsored by Adams County,
private equity and debt, and
a metropolitan distrii;t.
Other participants include
-Adams County, Gity of
Denver, Denver Urban
Renewal Authority, US
Department of Housing and
Urban Development, Opus
Northwest - land purchaser,
Ware Malcomb - site
planning, Martin/Martin -
civil engineering, Fairfield &
Woods - legal.
Fonner Corona Landfrl!
Corona; California
(On going project)
Brownfield Partners, through one of its affiliated
entities, is acting as masfer developer for the
mixed-use redevelopment of a 90-acre closed
municipal landfill owned by the City of Corona. The
development concept includes a hotel, a banquet
hail, office, retail, entertainment, auto sales and
industriai uses. Given its excellent freeway frontage
and access, the Corona Landfiii site is ideally suited
for various major, tax-revenue generating tenants.
Brownfield Partners is working closely with the City
of Corana and the Gorona Redevelopmert Agency
to transform this site into a tax generator instead of
a continuing cost center.
Brownfield Partners' rple inciudes site design,
engineering. and entitlement through a Specific
Plari Annandment and working coi!aboratively with
the Redevelopment Agency to identify a viable
public financing strategy that contemplates the use
of Tax Increment Financing, ti4ello-Roos Communiry
Faciiities District bonds, grants, loans, and other
financial tools.
Other participants irdude - Corona
Redevelopment Agency. Pacific Capital
Development local partner, Riverside Gounty,
Santa Ana Regionai Water Quality Controi Board
- regulatory agency, PBR - site plannirg and
entitlement, Armstrong & Brooks - civil engir.eering,
BKF - infrastructure engineering, Tetra Tech -
Iancifill engineenng, DPFG - public finance, Paul
Hastings legal. Latham 3 Watkins - bond councii.
Brownfield
Omar Rerrderrny Plant
Chula Vista. California
(Compfeted)
The former Ornar Rendering Plant was a blighted,
contaminated property on a key thoroughfare in
Chula Vista. The 80-acre site, just a haif mile east
of intersttate 805, was a key develupment target
far the city, but contaminaYed soil and groundwater
at the property had prevented previous acyuisition
and developmert attempts
The Principals of Broavnfield Pa,tners workad
ciosely with the Chula Vista Redevelopment
Ager.cy to desigr a pian for the property's
redevelopment that wouid complemant the ciiy's
master plan and the therned "Cars and Starts"
streetscape improvem.,nU, both in terms of
the principal use of the property (automobiie
dealersYrips,) as +n-eil as site layout and finish2d site
design elements.
Other paiticipants included the City of Chula Vista
Planning Deparkment; Chula Vista Redevelopmer,S
A.gency; KRA developer partner; Paul Hastings
- legal: San Dieo Regional Water Quality
Control Boa; d(RWC1CBj - regulztory ageney: IT
Corpcration - environmertai Pngineering.
Kaiser Steel Works
Fontana. California
(Completed)
The Kaiser Steel Works was a 1:200-acre fuliy
integreated steel mill near Fontana, Califomia Haff
of the site previsouly had been redeveloped by
Roger Pen;ki into the California Speedway, ard
the roliing rnill had been sold to Califomia Steel
Industries. The remaining 600 acres contained
some of the more problematic elements of the
property and had sat vacant for decades.
As part of the development team, Brownfieid
Partners' Prindpals worked closely with Riverside
County and the Califoi-nia Department of Toxic
Substanees Control (DTSC) and state otflcials to
coordinate site remediation with redevelapment
activitie;. The site was managed under a
Designated Administering Agency process, which
lvolv,;C formai interagency consultative meetings
and coordination of the interaction of the Riverside
County's pianning approvals process evith the
environmental approvalc and dosure qf operahle
units at the site.
A portion of tha site was designated for public
beneficial use. Brownfield Partners' PrincipG;s
worked closely with the ceunty's Fire and Hez4th
Department officials to evalua±e and coordinate the
siting of a fire station on the property as pa,rf of the
redevelopment.
Other participants induded: Catellus Development
Corporation; Knowiton Development f-Iogle- Ireland
- land planning; Ware Malcomb - architects; Alan
Matkins and Paul Hastings - legal; DTSC and the
Santa Ana RWQCB - regulatory agencies.
11111 B►-ownfield
Time Oi! Terminal,
- San Pedro, Cafrfomia
(Completed)
As a joint venture partner in the redevelopment of
a former bulk storage terminal, The Principals of
Brownfield Partners worked with the Los Angeles
County Sanitation Department to assist in the
enyineering design for closure of an inactive
town landfill adjacent to the redevelopment site.
The area was s!ated for community recreational
facilities, but the lardfill closure had been
delayed due to budget constraints within the
department. With thz assistance of Brownfield
Partners' Principals, land swaps were coordinated,
engineering support was provided, and the former
landfill was transformed into community soccer
fields.
Iri adaitian to Brownfield Partners direct public/
private ezperience, our team has ihe specialized
expertise pf Arnold Ray available as a project
resource. Mr. Ray brings to the team more than
36 years in Real Estate Project Management
and Consulting with a specific focus on Project
management of public / private redevelopment
and infi!1 projects for piahGc agencies and private
ov✓ners.
2.6 SIGNIFICANT PAST OR PENDING
LITIGATION, DISPUTES OR BANKRUPTCIES
To the best of our knowiedge, neither Brownfield
Partners, LLC, nor any controlled or parent entities,
or any eniployee involved in development activities
have any significant past or pending litigation,
disputes or bankruptcies.
2.7 PREVIOUS TERMINATION
Brownfield Partners, LLC, has not been terminated
from any project.
2.8 OTHER CURRENT PROJECTS
Project Name/Locafion
-Asarco Globe Smel,er Property - Denver,
Colorado
- Former Hamilton Sundstrand Facility -
Westminster, Colorado
- Former Corona Landfill Property - Corona.
California
- Former Ingersoi Rand/Schiage Lock Faci!ity- San
Francisco, Califomia
2.9 FINANCIAL READINESS TO UNDERTAKE
PROJECT
E3rownfield Partners has the financiel capacity
to undertake the master developmeM of the
Wheat Ridg2 Commors project The company's
operating capital comes from recurring revenue
generated in two primary areas, existing dients
of the Brownfield Partners real estate services
practice and montnly development management
fees genenated from ongoing projects. Project
level capital for invesimer.± in acquisitior.s comes
through Brownfield Partners established and
proven network of high net worth individuals and
institu!ion2,l eapital relationships. Should Brownfleld
Partners be selected as the master developer for
this project, we will be happy to provide additional
infcrmation at that time.
Mll'' Brownfield
3.0 ENiT€AL ASSESS?!t?=N7 OF
MARKEY/llSERS
A formal Market Study has not been completed
at this tinie, however a preliminary review of
dsmographic data specific to Wheat Ridge has
been evaluated and tempered against local and
regional market awareness and consideration of
the currert economic, development. and financing
envir,onment. Sources of the prelimirary analysis
include rnarket assessment and site tours.
discLissions regarding the project gererally and
the sita pian specifically with Iccal brokers and
developers, and review of pub!ished dernographic
and tren+J data rnade availabis by the City of Wheat
Ridge, Jefferson Coun'ty, and Skate and Federai
online resources.
The City of Wheat Ridge
The City of Wheat Ridye covers 9.5 square miles
and is ce;ntrally located in the Denver Metro area
approximately 5 miles west of downtown Denver.
The Ci:y of Lakewood is locate-d on the south
barder. the City and County of Derver is on the
east, the City of Arvada is to the north, and to the
vvest is the Ci?y cf Golder. Wheat Ridge serves
as an inner ring suburb to Denver and is the
home of approxirriately 2,059 businesses. Havir,g
experienced 12 percent growth since 1994, the
population of bVheat Ridge was approximateiy
31,252 as of 2006 and is projecting a S% net
population loss over the next 5 years versiis 101ro
grawth for the metro area. The median ::j. :u.
the City of VVheat Ridge was 43 with 9 percent
of the population over 65 as of 2006 versus
34.6 percent for the metro area. 7he median
household income aecording te 2006 estimaies
was $43,621 versus $54,900 for the metro area
There are approximately 15.095 households in
Wheat Ridge, wi:h 51 percent of the Louseholds
being owner-orcupied versus 70 percent for the
metro area. The estimated rriedian house value in
LNheat F;idge in 2005 was approximately $2257400.
Current demographic data and pro;ections
highlight the pressing need for proactive ecanomic
development and redevelopmerd measures to
reverse or lessen these projected trends ard
improve the long-term vibrancy and economic
stabiGty of Wheat Ridge. Despite the projected
weakeriing market fundamentals, iC is the opinion
of Brownfield Partners that strategically directed
communiry reinvestment could lead to a successful
redevelopment that acts as a catalyst for area
revitalization and provides opportunity for Wheat
Ridge to capture the continued long-term growth
that is forecast for employment, nopulation, and
income +n the metro area.
Subjeci Property
The W. 44th Avenue and Wadsworth Boulevard
Property is an attractive location with easy access
to Interstate highways I-74 and I-76 and high
visibility aiong the regicnal arterial of Wadsworih
with traffic ceunts in excess of 44,000 vehicles per
day. Local and regionaf shopping is within close
proximi?y to the site and employment centers
in downtown Denvzr are within a 15 mirute
commute. At approximately 7.4 acre; the property
has significant size to suoport a meaningful
redevelopment project. A limitation to fulfilfing the
project's potential is that the parcels under current
Wheat Ridge Urban Renewal Authority ownership
result in an irregular in shape. it is the opinion of
Brownfieid Partners that the assembly of addifior,al
out parcels a!ong lN 44th Avenue and Wadsworth
Blvd. are important aspects to maximize the site
utility and future value.
Retail Use
As prevlously noted, the location of the property
is attractive to potential retail tenants because
of the high traffic and visibility from two main
arterials. Furthermore, prelirninary demoaraphic
review suggests population and incomes within the
immediate area are sufficient to support new retail
and restaurant uses and a market void analysis
indicates opportunlty for new stores. lt is our initial
observation that si?e selection factors for reYail
users which inciude day and night visibiiity, vehicle
and pedestrian access, domestic corvenience,
staffng ievel;, local busiress c.limate. compatibility
with neighooring businesses, physical oa'ure of
site in relation to major competitor_ competitor
proxi-mity, signage or lighting, proposed trading
hours. fixtures and fittings, price posl*•.ioning etc.
are strong for the site. While we feel that retail uses
can be successful within a mixed use project at
this location, we caution that it will be of particular
importance that the location of the uses be
proximate to Wadsworth first and W. 44th second,
as opposed io imbedded within the project site.
Ultimately, a formalized market void analysis and
direct inquiries with retaii users wili be conducted
Brownfield
to provide further information to the nature of the
prospec4ive tenants.
Civic Librery and Municipal Otfice fJse
Another component of the conceptual master pian
is the inclusion of commercial office use. Based on
our prefiminary discussion with I,Nheat Ridge 2020.
the City of Wheat Ridge has a need for additional
administ:rative office space, we have contemplated
there inc;lusion in Wheat Rldge Commons. The
Ci:y's administrative offiices wili serve as a
strong anchor compa±ible within the mixed use
environrnent, will remove speculative development
risk, and directly connect the irnestment of pubiic
funds with public use. Location within this project
also dernonstrates a commitmer.t to the long-term
viability of the project and provides a continued
presence and invested in!erest in creating a vibrant
mixed-use environment supportive of ihe objectives
articulated in the Wadsworth subarea pian.
Market 13ate Office Use
In addition to the City's office. iY is our inftial
observation that a potential demand exists for
private commerciai offices with a strong preference
tov,ards medical office building (NIOB) users
Severai factars influence this observation inciuding
the projecYs location on Wadsworth Blvd., a major
regional arterial, its easy access to Interstate
highways I-70 and I-76, the projects oroximity
?o Exempla Lutheran, and area demoyraphics
including higher median age percent of the
population aver 65. This observa±ion is anecdotally
supported by the demand as reflected in the
ongoing expansion at Exempla Lu.heran and the
high tenant occupancy by MOB users in the First
Bar,k building focated adjacent io the project site.
Residerrtr`a( Use
We do Esppreciate the stated desire of Wheat Ridge
2020 arrd the C+ty of Whea! Ridge to increase
The number of market rate residential units in
the City. This is a valid and thoughtful long-term
objective that shauld be pursued on a City-wide
basis, however our preliminary market analysis
suggests that competing projects and sub-area
demographics may n-iake market rate residential
directed towards a younger demographic difficult
to achieve at this particular location at this time.
- Specific factors fhat challenge fhis particular
site incl jde the direct competition from recent
multi-family residential development in Oid Town
Arvada heavily subsidized by the AURA, current
construction costs, and limiting median income
of $43,621within the subarea. Upward pricing
pressure on market rate multi-family construction
results in achievable price points similar to those in
areas with existing younger populations sucYi as the
Highlands area of Denver and are likely in excess
of the $225,400 Wheat Ridge median house
value within the immediate area. This having been
said, it is our belief that a residential cumponent
is achievable wifhin the project, huwever it woufd
likely be responsive to active adults seeking to
absolve themselves of the upkeep required for
singie family homes.
The outcome is a new and progressive residential
product in a mixed use environment that ir.ciudes
on s+te amenities by way of retail, restaurants,
and the library By addressing a popLdation
that currently exists in Wheat Ridge, the project
ciramatically lowers the absorption risk of the
units, and existing single family housing srock
becom2s available for trading on tha market and
increased value within the communifiy. The strategy
of targethiq an existing active adult population
see5ing to dowrisize, vvhuse demographirs suggest
income limitations, also opens the po?ential for
creative project financing structures by way oF 4°/a
low income housing tax credits targeted, r.o1 at 50°~o
AMI, but rates inline wiih the incomes of current
residents. The outcome is a financialiy feasibie
residential component to the project that is market
respcnsive and can be reasonably ahsorbed in the
market.
Brownf ield
PAa,~~a,,,~
4.0 MASTER DEVIEE_UPER
As maste:r developer for the Wheat Ridge
Commons project, Brownfield Par[ners sees itseif
as a resource to WR2020 and the City of Wheat
Ridge. Brownfield Partners wiil be implementing
all steps of the project collaboratively with key
govemment agencies and other private resources
that may enhance the projeci. Execution of this
project will undoubtedly be a challenge, however,
with the variety of expertise and experience of
Brownfield Partners, the project will be approached
systemal:ically, effidently, and coliaboratively with
all entities of interest. Our goal is an alignment of
public and private stakeholder interest to create
a special place in Wheat Ridge that adheres to
stringent sustainable design principles and add
economic, social and environmental value to the
community.
Brownfield Partners anticipates being responsible
for the planned entitiement and development of the
!and and infrastructure of the prnject. This would
inc.lude, bat is not Gmited to, infrastructure and
Litiiities pdanning, site preparation: engineering and
remediai:;on, the identification of users, ard the
potentiai building of product for tenants. Inherent in
this is managing the development and disposition
of sites from planning refinement to ffial build out,
overseeing site preparaYion and infrastructure
developrnent, financing, marketing and sale and or
lease of the property. The team we have a, >-mHed
is _::pzbie to undertake plan ref rm-
for itema not fuliy-developed or addressed in the
W R2020 conceptual master p1an. Furthermore the
team has the relationships with other professional
frms to build the project with potentiai end users
and ienants for the development.
!t is recagnized that the City of Wheat Ridge does
not currently have a zone district that supports
the fmp!ementation of the pl2n that this proposal
presents. It is also recognized that the Ciry has a
desire to create a mixed-use zor.e districi that may
be applied to other projects within the city including
the redevelopment of adjacent parcels to this
project. In order tu create this product for the ciYy.
SrowrifiE;ld Partners has a desire to work closely
with the VVheat Ridge Department of Community
Development to create this district. It is important
that these two parties are involved in this process
to ensure that the district is cohesive and aligns
with the goals and enforcement processes of
Wheat Ridge. This ultimately will aliow for a greater
ease of implementation and create a realistic
product for future projects. Because of this close
partnership, Brownfield Partners anticipates that
the pro}ect timeline will be longer for this project
than traditional redevelopment projects because of
the increased time for the entitlement period.
Governing Structure
The structure under which the Wheat Ridge
Commons project will be completed will be
determined during the project planning phase
and is in part a function of the risk profiles of the
stakeholder parties and the ultimate fmancing
structure. Most of the property is currently owned
by the Wheat Ridge Urban Renewal Auihority,
however as discussed previously the assembly
of additional parcels is recommended for the
project. IYs Gkely that a Brownfield Partners related
entity wauld be the holder of the consoiidated
title e;ther independently or in a venture with a
public partner during ±he enYiYlement and land
dEVelopment phase of the project. The land will be
subdivided with title to individuai parrels trans!erred
for each of the vertical development projects.
As an example, the ground under the mixed use
library will be transferred in:o a new entity that
will complete Yhe financing, construction, leasing,
and management of the property. Should this
project contain a LIHTC strategy, the long term
management and compliance relative to the tax
a,~u;ts will be an important factor in determining the
structure. Eventua!ly, the right-of-ways and utilities
will be dedicated to City ownership. While Wheat
Ridge Commons is certainly a catalyst for the
subarea, cn its own it would not appear to warrant
a rnetropolitan disfrict or business improvement
district. however one may be appropriate for the
area as future projects come to fruitien.
Marketing
Marketing of Wheat Ridge Commons is an
activity that begins during the project visioning
and planning stage. The Brownfeld Partners
team will proactively engage potential retail and
commercial tenants directly and engage the
brokerage community in the identifcation of site
users. The team has experience with national and
local fuil service ancf tast casuai restaurants as
weil as a wide range of other potential users from
entertainment to grocery, to soft and hard goods.
Brownfi eld
Early ide:ntification and planning discussions
- with potential users provides the opportunity to
incorpocate design components into the project to
provide the best overall utility. While this activity
may yield actual users and reduce speculative
development risk, even in absence of commitments
the conversation themselves generaliy illuminate
the marN:et needs and inform the design relative to
the type of users and their requirements.
Design Standards
it is common knowledge that a plan may look
great on paper, but if the proper management and
implementation measures are not created, the
outcome rnay be quite different. The first step to
ensuring that the vision is carried through is the
entitlement piece. In addition, design standards
created during the planning and design period
will be irnportant ln executing the character of
the Wheat Ridge Commons redevelopment plan.
These design standards may include preferred
materials, signage, and landscaping: arnong
others. It wili be important to create opportunities
to implemeat sustainable practices in the plan.
Design, entitlements, and design standards are the
best and easiest places to create that opportunity.
We believe that creating a sense of place for the
deveiopment will be enhanced throuah the effective
creation of visible limits to this special prcject. A
deftnable bounda,ry will establish a clear identity or
"address° ihat wili be perceived upon entering ;hF
area ard wi!i edd a layer of depth to the va!ue of
the piace. The objective is to create a distinctive
location within the contexi of the greater local area
that is distinct and limited and th2refore special.
This would be achieved in part by unifying the
area through landscape, hardscape, graphics,
and other features cf the infrastructure package
that are created in rneir entirety af the onset of the
development. Beyond thls, the creation of a speciai
architectural overiay will strengthen the visual unity
ot the project as the Place materializes.
The method o# ensuring that architecfurai
aspirations es±ablished in the beginning are indeed
evidenced in actual execution is a practice of
creating unifying design guidelines. This manifests
itself in a document that outlines in detail the
-irchitectural phiiosophy, the planning principais,
and the landscape principals that must be applied
in order to execute a building within this defined
project. It's a guide that informs the owners,
architects and builders as to the framework within
which they must apply their talents, ft should be
noted that these guides are a layer in addition
to the requirements of City Planning and Zoning
and other applicable administrative requirements.
They are focused specifically on creating a visually
connected "neighborhood" which exhibits a unique
architectural character that enhances its personality
and identity.
tong Term Management
Over the course of time, Wheat Ridge Corr~mons
will transform into a vibrant destination with varying
ownership structures. The right-of-ways and utilities
will be dedicated to City ownsrship; retaii sites will
be in private ownership and management, and
the office and civic uses may be held in public
ownership or private ownership under a municipal
leas;ng strategy. Ultimately, upon retirement of the
financial vehicles, Wheat Ridge Commons should
be an independent and economically sustanabie
pro;ect requiring no speciai managemer,t beyond
customary real estate asset management.
~~~i Brownfield
5.0 PROJEC7 FINANCING
!t is the perspective of Brownfeld Partners that
a partnership between the public and private
sector is crucial to the success(ul redevelopnzent
of the W. 44th & Wadsworth Bivd property.
Targeted public investment supports the common
goal of encouraging neighborhood revitalization
and creating maximum opportunities for orivate
enterprise to participate in the revitaGzation. To tnat
erid. it is the use of public financir?g in the early
stayes of a sequenced redevelopment plan that is
often the most effective approach to create lasting
asset v21ue and ultimately drive private investrnent
into the project The outcome is the transfonnation
of hlight into a vibrant, desirabie piace for people to
live, work and shop, and an enhanced tax base for
the community.
RecognizPng there is no silver bullet to executing
this project, Brownfield Partners would anticipate
that the Wheat Ridge Commons project take place
in distirct phases, each with its owr sources and
uses of capital. While the specific phasing and
structure is best created in coi!aboratiol-, wiih the
participating agencies, the phases evould oeneraliy
include the follov✓ing comporents:
Phase I: Planning
Public Finances
Potential Sources:
• Agency and City general or directed funds
Tasks. in;tial site p{anning, site etigineering, cosf
estimating, detailed market assessment a+id void
analysis, develepment of proiect lifecycle capital
strategy, commuility outreach, leaal contracting.
Dunng Phase i of the project. Browrifield Panners
(BP) would take an active role in selecting anr_i
contractirg with key consultanis for pianning and
design of the project It is impor!ant durirg this
stage that a key group of consuitsnts be selected
to create a project that reafizes the visicn of this
proposal, Brownfield Partners will also use its
infegrated nehvork of professionals to gair reailstic
cost estimates of project costs which then wili be
used to inform the ultimate structure of the project
financing plan.
Brownfield Partners has extensive experience
in contracting and managing consultants and
contractofs including bidding processes to Iocai
businesses and employmert centers. BP would
also work with the city and WR 2020 to create a
comprehensive r,ommunity outreach campaign to
gain momentum and support for the projeci.
Phase II: Land Assembly
Pub6c Finances
Potentiai Sources.
• Agency ard City directed funds
• Tax Increment Financing
• CertiflcatES of Participution
• Oiher Ciiy Bond Issue
• HUD Section 103 Lean
• CDBC
• Other Grants
Tasks: Purchase or negotiation agreements io
include additional land/out-parcels in the projeet
area completing the sie.
Browniield Partners' role +n land assembly covers
a vanety of tasks. BP wiil create and negotiate
purchase and sales agreements vdith the current
owners of adjacent/out parcels in order to come
to a fair agreement. is expected tha± WR2020
and tF;e City of Wheat Ridge wili be part of these
agrecmen'.s and the negotia±ions of sale. oP has
experience in applying for funding and allocating
money towards land allor,a!ion through Section
108 loans, bondirig. CUBG and other public funds.
t3P will work with the city and b"vR2020 to draft any
applicable appiications and evork •s✓ith the agencies
to work through the necESSary processes
Phase III: Land Development
Publio Finances
°o!ential Sources:
• Brownfield Revolvirig I_oan
• Tax !rcrement Financin9
• Certificates ef Participation
• Other City Bond Issue
• HUD ;ection 108 Loan
-CDBG
• O,he; Grants
Tasics: Abatement, denioii?ion, remediation,
infrastructure deve!apment, position for vertical
ccnstruction.
As demonstrated by BP's previous projects,
this stage of the development will be planned to
maximize resources and will be timed in order
to create private investment opporturities during
future phases. BP wi!i create a detailed timeline
Brownfleld
for abatemenY, demoliGon, remediation, and
infrastructure developrnent as weil as manage the
bidding process for contractors and ultimately act
as manager of alI contractors selected for work
during this phase.
Phase IV: Vertical Development of Civic and
Private Structures
Public Finances and Private investment
Potential Sources:
• Tax Increment Financing
• Low Income Housing Tax Credits
• Certificates of Participation
• Fee abatemenYs
• Other City Bond Issue
• HUD Section 108 Loan
•CDBG
• Bank Loan
• Equity investment
Tasks' Construction af civic uses include mixed-use
library and residential building. and municipal office
building
At this stage of the project Brownfeid Partners
will look to additional resources of the team and
deveiop a strategy for vertical coristruction phase
of the project. Brownfield Partners wll remain
the master developer at #his point and wiil have
agreements wi±h additional resources to desiar,
bid, and constnact the vertical piece. It is anticipated
that this phase will begin to attract pi ivate
investment and the projeci will begin to realize
a re*,urn on pub!ic investment doliars. Priva±
investment w:l! not only lezd to a reduction in the
land basis, but the developmeni itself will lead to
+ncreased tax baeis to apply towards TIF or loan
retirernent. Depending on the ability to struciure a
financeable lease with JefFerson County Gbraries
and the ultimate office tenants, ii is conceivable
that the civic faci6ties then?selves could be privately
financed.
Phase V: Verticai Development of Private
StructUres
Private InvesYrnent
Potential Saurces:
• Bank Loan
• Equity investmer.t
Tasks: Marketing and Sales of retaii development
~ ;ites
Phase V includes the wrap up and stabilization of
the projer,t. This includes continued marketing of
the project Cy Brownfield Partners and its resourres
as weil as leasino of retaii and office space.
Brownfleld Partners, throughout the duration of
the project, will act as a manager of consultants,
manager ot contractors, consultants to the City
of VVheat Ridge and WR2020, as well as the
responsible party for financial reporting and
compliance. BP will be the driver of the project and
ensure that each integral piece to the puzzle is
accourited for and completed in order to create a
successfui project that meets the goals o? WR2020
and Wadsworth Corridor Subarea Pian.
= Rli; Srownfielcl
6.0 PROJEi:T 71MELINE
Developinent of Wheat Ridge Commons will
take place in distinct phases with some overiap
anticipated. The phases and cenceptual project
timeline are discussed below.
Phase i- Initial site planning, engineering and cosi
estimating, development of the capital sirategy,
community outreach, Iegal contracting. Anticipating
not only the planning, coordination, and public.
process requirements of the project, but also
the creal:ion of a zone districl that supports the
implementation of the plan, we expeci the projec.
timeline to be longer for this project than tradiYional
redevelcpinent projects. It would be a goal io
complete the Phase I activities over the 12-18
mc,nth period following awarding of the project.
Phase Il - The Iand assembly stage wili provide
for negotiation of agreements to purchase or
otherwise include addifionai land/oui-parceis in the
project 2irea completing the site. It is anticipated
that neguiiation of agreements will run concurrent
avith Pheise I with actual closing at initiation of the
land development act!b'ItIP.S.
Phase Ill - The land development phase will
provide t`or any necessary abatement, demolition
and remediation. as well as the infrastructure
cievelopment. This phase wiil include the
construction level design document, permitting. and
physical site work. Ir total khis phase o` We ,:.:,eci
is achievable over a 9-12 month periad.
Phase IV - This construction phase wili entail
subdivision of the parcel and vertical development
of the mixed-use library and potentiaily the
municipal office building. The preparation of dESign
documents, pErmitting, and construciion of the
mixed-use library and is likely to be compieted over
a 12 - 18 rnonth period, with a similar timeline for
the office buildina. If the market p:ovides for it at
the time, efficiencies may be gained by concurrer.t
development of botn projects with a goal of 18
months for delivery.
Phase b' - This construction phase will continue
wi,h subdivision of land and vertical development
of private structures including the retaii and
commercial sites. Depending on project marketing
and absorption, Phase iV and V may run
concurrentiy. The preparation of design documerts,
permitting, and construction of the retail buildings
is achievable in a 12 month period, however we
articipate 12-18 months for the development of the
commerciai structures.
A graphic representation of the timeline can be
found in Appendix U.
7.0 OTHER RELEVANT ISSUES
While not the leading chailenge. development
of Wheat Ridge Commcrs will require the
underwriting and rnariayement of environmental
compiexities wifh respect to asbestos abatement
and the acquisition of the adjacent gas parcel,
Taking on and managing the risks in a brownfie!d
project is not as simple as adding a single box
called "Environmental" to the development
framework. It requires an integrated view of the
overall process and drivers of traditional real
estate deve!opmer.t and the management of their
fnierrelaticnship v✓ith environrnentai cornplexity.
If selected as Master Deve!oper, Brownfield
PGrtners can bring its credibfe relationships with
the Colorado Department of Puhlic Hea;th and
Environment and its unique expertise in risk te the
benefii of the City and the projecf.
BroNvnfield
PeR.~EF=,,.
8.0 Rta=ERENCES
Tracy Huggins
Executive Director
Denver Urban Renewal Authority
1555 California Sfreet
Qerver, CO 80202
(303) 606-4825
Dar?a Char6onnet
Redevelopment Manager
City of Corona Redevelopment & Economic
Development
400 South Vlcentia Avenue
Corona, CA 92882
(951) 739-4948
Mik;e Partheymuller
Vice President, Colorado
Carma Developers
188 Imerness Drive West, Suite 150
Englewocd, CO 80192
(303)790-6592
Grego;y J. Weaver
Presiden#
CaYe{lus Development Group I A ProLogis
Company
4545 Airport W'aV
Deriver, Colorado 80239
303.567.5369
Browrifield
GnP1Nt"rt5 ii..
APPENDIX A; CONCEPTUAL SIT'-:' PLAN
Brownfield
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a4PPENDIX B: HOLLYWOOD, OR LIBRARY PRC7JECT NROFILE
Browrlfield
4
Location
4040 N.E. Tillamook St,
in Portland's Hollywood district
Project description
' Located in the Hollywood mmmercial district,
this award-winning mixed use project is the
new home for Multnomah Counry's largest
circulation branch library (13,000 sf), a locally
owned mffee shop (815 sf), and 47 affordable
and market rate apartments (44,000 sf). The
handsome brick building has tall, recessed
windows and other high-quality architectural
features appropriate tor a civic building and
proportioned to complement the surrounding
area. As the first mixed-use project of its kind in
the nation, a new development model for pub-
lic-private condominium projeds was created.
Awards
2002 Govemor's Livability Award
. PGE Earth Advantage (entire building)
PGE Earth Smart (li6rary)
Projed team
. Owners: Multnomah Counry and Sockeye
HollyWOOd LLC
Public agenty contact: lune Mikkzlsen,
Multnomah Counry I.i6rary 503.9883644
Developer Sockeye Hollywood LLC
(an affiliate of Shiels Obletz Johnsen?
501242.0084
Lead Architects~ Thomas Hacker Architects
. 503Z27.1254
Residential Architects: GBD Architects
503.224.9656
Generel Contraaor. Walsh Construction Co.
503-222.4375
SusWinabiliTy Advisors: PGE and PacifiCorp
Property Management: Guardian
Management, LLC 503335.8400
Retail TenanT. Cafe Uno
Timeline
1996 Voters appmve library bond
measure
1997 Library pre-design study mmpleted
1998 Properties purchased and assembled
1999 Counryadoptsmixed-use
development policy; feasibiliry study
completed; RFP awartled
2000 Agreementr ne9otiated and
development rights zold
2001 Construction started
2002 Grand opening
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s4PPENDIX C: BROWN'=1ELD PAFt 'l NERS PRiNCIPAL RESUMES
Brownfield
f; ~llr(}w]1f Idd
Principal Resumes
Stuart L. Miner
Mr. Miner ic i Partnei in Bcowmtield Partners, I T.C 1'rior to founding Bro.vnHeld Parhners cvith hlarv
Hashem in Octobee 2003, Mr. Miner was a founder and Gxecuti~-e Vice President o( The LandBanl.
Group, Ltc. He also worked for mm-e than hventv-two yearc in Nhe environmental consvlrinn inductev as
a Project Direetor and Man,er o( 12egional Operatlon,,. As a pioneer in t71e Brownfirlds bLisiness, ~Mr.
Minerhas managed the acquisition and directed the multi-discipiinar}° underwriting of come of Phe larger
and most comples 6rownfietd transaetions completed in the United States. He piived aprimai-~, role in
deveLoping the e»gineering anatysis and undenviiting standards for the first emiromnenta] insurance
products. His technica] experience Pias included cegiilaroev analysis end management oE cloeure
negotiatiunc on dozens of environmen:al propertieS. b9r. Miner has directed envlxonmental consilting
projects tor utajor legai, reil estate and insurance coinpanies and managed deanups at large indusMal
and Iandfill facilities. This broad backgromnd gi~'es hirn the abilitv to understand the complex interaction
ot development and remediation issues that affect Nhe feasib:litv of Brownf~ield properh° acquisition and
red e Vel op,nent.
Mr. M9ner is a member of the Ur6an Land lnsdtate (ULT), serces on the Ewcutive CommitYee of L'L]-
Colorado and is Co-C"nainnan of tht organizetion'c nutreach and F.ducation C onur.iittei- 7-1e s a freqcenf
speaker at national Brownfield seminars and conferences.
C.APP:ER HIGHLiGHT'S:
• Pioneer in multiple z.reac of encvonmental liabiGt%mansgement and Bruwnneld properh-
redevelopmentincltxding kej' rvle in the development ot the hrst environinenta] habilitv instuanee
pmducts; developing Nhe u~iderUmltuig 5+andards and prucc.dures for Nhrse policies and directin- the
undenN riting i>f tlte first Bruwnfield propertv aeyuisition in the United 5*ntes using iivurance as the
principal risk managemenc tool
• Partner-in-Charge (it 6rownfield ParEner's acquisition of t}lz iormer Hamilton Sundstrand
rnunuEacfuring Tacilih~ in Weshninster, CO; and ;sd\ isory qereices support to Carma Colorado, 6ic.
in acquisition of tl?e ridjaccnt "vacant" parcel t:x tiedeaelppmcnt into a 700 xre piiis mixed-use
pluiv.ed comn.unitv.
• ParYner-in-Charge of idvinor}'senices supPOlt to 1Terrill Lcnch mnd Wt l, LLCs egurtcinves:nien!
in the acqvicition of a( mi]Iion cubic aani airspacr penn9tted landhll inNorthwe tlem Penns)-1e anSa.
. Directed the acquis;tion indticiinh real estate and environmental duc diligce~e uf RroWnf;e?d
propertaes toafinLg iJmost 900 acres. ~\fth tnlal i~y.,isi!ion cost of u%ei ,54 million and `.Ullc
deceloped value ot more tl'ian $500 million.
• Disected the acquia3aon prograin and managed the encironmental dtie diliger.ce, undencrSBn~ and
closure of a 279-aae tormer uil relinery in Herculcs, CA; the former Time Oil tank farm ani refinenin San Pedro, CA; and the formrr Kaiser steel works inF'ont3na, CA.
• Author ot over 20 technical papers ar.d presenta5ons addressing a ti6de range ot enaironmental
mnnagement and deve(opment i;sues.
BrcaNviAheld
EMPLOYMENT Hi5'TORY:
• Brownfield Par4~er5, l LC:, DernTer, CO, Founder and !~1rinaging blember, 2003-prceeiit
• Maiket Sh~eek lnvectocs, LLC, Dem•er, CO, Co-Eomnder and Managing Director, 2005- Present
. The I.andBank Group, fnc., Laketivood, CO, Fomider nnd Executivc Vice Piesident, 1995-2003
• SECOR Intemational,'hnc, Lake~Nood, CO, Midb,vest Renioiial b9anager, 7991-1995
• Roy F. Weston Corporation, lNashington, D. C end Lakewuod, CO, Project Director, 1986-1997
• Gannett Fleming Encironmental6ngineers, Bethetidzi, MD, Project ?v[anager, 19';0-19S6
• NliSCorporation,Gaiihersburg,MD,ProjectManager,l9%'7-1980
RELEVANT SIQLLS AND EXl'EP.IENCEr
• Coorciinating miilti-disciplinary trams in the suceess{iil acyuisition of major, bare lauzd Broun6eld
properties.
• Managing environinental underwriting of a ranbe of environmental insu[ance products incloding
remediaHon ctop loss insm'ance yo(icies.
• Directing major enci.ronrnentzl re~±oration projedc in;Tolving cocnp:cx regulatortil and teihnicail
iseues.
• Negoriating wi8h ;ederal and state environtiienfal regulatory aaencies to develop teehnical
approaches tuld negotiate basis of closure for ncquired properties.
• Analvzing engineering and eneironmeota] site characterization data to develop comprehencice risk
management strateo:es vn =uppori of &rrntinrie!d propertv acquisifions-
EDUGATIOV:
• P,A, Polifieal Science, Scracuse UniaersiN
• '~.~4as2er's of lirban and Pegional Plailning (Ml'RP), Enciro-imentzl Plaitning, George Lti'ashSngton
University
Resimle - Stnart L. Miner_ T'o,',e 2
Principal Restunes
Marv B. Hashein
Ms. iIashem is a PaYhter in Browntield T'artners, LLC Prior to Eounding Brownfield Parhners with Stunrt
Miner in October 2003, Ms. Hashem was Director ot Environmental and Kick htanagement Programs at
The LandBank Group, ]nc She also inorked for more than 15 vears in the encironmental consult:ng
deparhnenYs that specialized in envirnnmental ❑udiNng, reguLatory
industry where s-he ❑ianagcd
eoinpliance, due diligence and site characterizarion and accessnent N7;. I-lashem is an expert in pre-
acquisifiun due diligence and in die integration of regulatojy requixements and s3te remediation with
redevelopment plans for Eroianfieid projects. She has hken the lead in reaulatorv hiteraction,
structuring remedial plans, and negotiating agreemants and orders for numerous 8ro\tinfield
redec•elopment projects. She also performs or rcaietivs environmental underwriting of ~.~o:eiitial
acyuisitions for due diligence pueposee, as wel] as for the placement of environmentai incurance yolicie-~.
n4s. Fiashem is on the Hxecntive Committee of the Colorado Chapter of the National Bioevnftelds
.4ssocation and ie a Regiorial Fd9tor of EroNtiiifield News Mzgazine. SIZe has authored ~mmrrous arHcles
on Brownfielcl Llevelopment topics and re,~;ularly presents at narional brownfields conferences addresslrg
environmental property rede~•elopment ancl plecement o{ ern.ironmiental insurance to support
brotivilFields acquisitior,s.
CARE ER I IIGHLIGHI S:
• Managed the reguLztory prucess and negotiation ot agreements tivith the Califerniz IZegional Wate;
QuaLity Control Board, San Diego to suppart the sale and redeielopmen¢ of a former hazardous
tivas*.e dispoeal site into automob9le dealerships and associated uses. Negofiated agceements
indudeci a grading contingzncy y' n and a 1'ulaneo Act agreement :vith N1e RINQCB and the citds
Redevelopnient Agency.
• Conducted rapu-1 environmental due clili-ence tu azpport the merger and acquisition of a
mamifachiring company in Pennsvlvania. Evaluated env3ronmental crniditions of ihe pmpertv and
cornpany operntions, and tmmvered po+.ential. contingent liabilities associated with ofT-site disposal
practices o1 t(Ae mmpani~. Selected and managed Nhe environmenta] consultaots performin, Phase 7
and II em>iroiunen'.al site assessments, and 3nterpreted the tindings forthe acNuisition tealn.
. Managed Hhe envirortmental dtie diligence, underivriting, and dosure tcr the acquisit;on nf an 37-
acre former refuterv and btilk ctorage termnzal at the Port oi T_os Angele,. Negotiated and managed
a Niree-phase regulatorv closure at the propertv to taciliYate developoient uf a 1.8 b1itlion sqtiare foot
, and dCStribution centertu _upport Port activities.
+Narehotis[ng
. Managed the environn'iental due ditigence. underevnting, and regclalore sfrategy hi ~upport
acquisition of the 580-acre former Kaiser Strel MiIL in Fontana, Ca7iYOrnia. Negotiated doselY wi8h
California DTSC te establish closure requiieinents and o-aft a new mn;ent order tor the propertN.
Continued to direct the regulatorv dosive pmcess in coorclination tivith site dec°elopment folloiving
Hhe purdiase oE the property liy CCG Ontario, a subsidiarv ol Cateliiis Devalopment Corporation.
• Ocer 15 vear, of experience as an enVironinenta' connult.int for se:eral national mnsvltinfi
engineeiing firms, managing departments that speciaiized in rey;alator; compliance, auditing, due
diliKence, and site diaracterization.
Browr
FMPi,0Y1vI6NT HISTORY:
. Rrnv~an6eld Partners, I..LC, Dem-er, CQ Fvunder and n4anaging Member, 2003-present
. Market Street ]izvestors, LLC, Denver, CO, Co-fowtder and Managing Diredor, 2007-Present
. The LandBarik Group, Inc, Lakewood, CO, E.m-irunmental and Risk h'(anagement Diredor, 7996-
20031
• SECOR lnternational, lnc, I.,akewooi, CO, Deparhnent Manager. 7992-I995
• Encironn.enta] Sdence & Engineering (ESE), Amheest, iVH, Senior ProjectManager, 1985-1992
. Environmental Research & Technologp (ERT), Cnncord, NIA, Geochtmist/]'roject Manager, 7983
1)8i
I{ELEVANT SKILL,S A;W EXPERIENCE:
. Diree6ng and conducting environmental due diligence uz suppoct of brownfields acquisitions.
• Ecaluatina due diligence information to synthesize assuinpYSons about technical remediatiori
approaches, regulatory do5ure, and ri>k man.lgement induding tmderwriting cost and schedtde
assumptions_
• Negotianrg i+-ifh state and federal encironmentaL regiilatory agencies to eetablish remedial
objectives and the basis of clostve foa acquired properties.
• Managing the re,a,u]atorv closure pmcess of acquired propei'6es in such acoay as to smoottlly
intearate enviconmentai re~toration w9th property rederelopment and reuse.
. Perfornvng and reviecro•ing environmental undentiritung ro support placement of avariety of
em irorn mental in,urance products, inefucling b7ended finire, 1iaLilin and co,t cap policies.
EDUCATION:
• I3.S., Earth and Planetarc Sciences, h4assachusetts Inatitute oE T'echno;o};v
Resume - Marv B. llashcm, Page 2
I° `~a t)~t'l ii i Id
Principal Resumes
Douglas A. Elenowitz
Douglas Elenowitz is a Partoer with Bro~cnfield Partners, LI_C, a deeelopcient firtii specializing in the
acyuisifion and redeveLopment oY envvomnentall\~ impaired real e,tate. lvith more than 10 yearq oL
experience in ihe real eslaEe, encironmental, and insLrance indu,tries, Mr. Elenowitz leads Browi,field
Partners in project management ani fin~t7cial inatters induding the analvsis and underwnting o#
acquisitions. Mr. l?lenow•itz previouslc served as a Project n9anager with The LandBank Group. Inc.
where he was responsible for dimcting an interdisciplinary teain of real estate, environmen+., l, finaricial,
and insurance professionals to pro$tably acquira, manaae and dieest of BroWnEieLd properfies. Mr.
Elenowitr also has worked with a private equity fund making e,]ulty and debt placeinentc nn real estate
assets -kvith environmenta7 mmplexities, v1d i-vith a leading intemational insurer ❑nderrcriting
encironmental risk. His unique: backgro.md in environmental risk, Hnance, and real estate exiable, N1r.
Elenowitz te efEectlvely tclenfifF and manage the risk and economic deivers necesszirv for acquls'ition of
eTiVironmental reil estate assets. blr. 6letiowitz has written numerous artides on the topic of Broonticlds
for pablicafions including the Colorado Real Estate Joumal, Environmental Protection Mzgazinc, and
Broianfield Neisc and ha~ been a speaker on the ropic oE Eroi,nhetd development at regiona] and
national confer2nces.
Mr. Elenuwitz is a uiember nf the Yovn,; Leaders Pxecudne Conunittee of Lrban Land instih;te and the
Real Estate Cotmdl of the liniversitc of Coloradu. Mr. Etenm~itz ic a member oE the Board ot Directors of
the Children's Museuni of Denvor and is a membeJof the Color.ido Business Conunittea Eor the Ar ts.
C:ARtiFR f11G11L[GIiTS:
• Managed a successful public pnvate partnership that induded the assembly, acqui.ition, dc::noltirion
and cleanup of formutshopping center h~ilf on an unregulated iundfill. Recponsibilities indvded
project underwriting, negotiation ot de. ~lopment agreenlents, mananement oY a public participation
program, negotiation of remediaNon contracts, placement of environmental insurance, hnaricial
reporting end compliance, and conshuction oversight.
• AcEively Managed the cleanup and dispositirnl loi res'dcnhai redevetopment of a;4-acrc [onner
inanuflcturing facilitv in Ne~n' lersev. 12esponsibilities included negotiatiun of a forcvard cale
agseement, negotiation v6th the Departinent uf rnciconmei:tat Protc~.-tion, Township J'lannfng and
Health Departmeliri iepresentaYion, threcting ail cersultints a»d contractors, and incmnance dann
mz nagem ent.
• Led the undervrriting and succasstul negotiatiqn of a purdiase a~,reemenf for acquicition of an
indastrial portfolio ~-ith 11 locations ocross Hhe U.S. PedeveLopment a,sets varied from port and
intennoda] disfributiun to residential mixed-use. Tasks induded real estate, financial, regulatorc,
insurance, and envimnmental due diligence, negotiztion of fonvard sale ag,reements, ani.1
de%,elopment of relatioitltips xNith I(ical econoinic deceli)pment, plartning, and regutntoryagencies.
• Dimcted the succeSSEiil responsc [o a highlv competitive KIP for the acquisition Eronn a Forhv7e 100
rompany of 3 50-acre R&D facilit}= along Hudsun River in "Jew Jerse.v. Activelv negotiated the YSA
and rrianaged real eatate, eneironmenYal, iitsurance, and flnancial due diligence for redevelopment
to include an esfimated 500 coudooliniwms and 80;000 sf of retaiL
l3rownI i elcI
EMPL01'MF,N'I' HISTOt2Y:
. Lrorvnfield Paciners, LLC, Denaei~. CO, Managing Member, 2004-present
• Market Streetlncestors, LLC, Denver, CQ Co-foiinder and Mana,in~ Director, 2005-Present
• Th.e LandBank Gioup, lna, Lakewood, CO, Real Estate Project Nlanager, 2002-200-}
. Zebra Proyertv Fund, L.P. New York, NY, Assodate, 2001-2002
• Zurich US_ Atlar.ta, GA and Denver, CO, Bnvironinental UZderwriter, ]997-200]
• l,ucent 7echnologies, Atloi~ta, GA, 6mironmental Nealth & Safety lntem, 7996
• Rio Geo Corisuitin;, CI.C, Athens, GA, rield Technic.-ian, 1995-1996
];ELF'VANT SKILl.S AND EXPERIEtiCL
. Conducting real estate market analvsis, highest and best use evaluation, and redecelopmen:
plxnning.
• Analysis of enviconnlental site wnditionq, regulatoryliabilitv, and cleanup lfabilih- to support
trznster of environmentally impvred real estate nssets.
• Negoriation ivith incuranm cm'riers and risk and 6nancial wider~vnNng of custom remediation stop
loss and pollafion liability transfer programs fur the faciJitation ot Browntieid real e,tate
transactions.
. Negotiation with state enaironinzntTl and planning agenc~es to ectabLsh basic o} siYe closure and
integration with site redevelopment.
• b4u1!idimensioral h'ansaction skillc for operating mmpanies and real estate incluuing fli ,ndal
analvsis, management due diligence, contr .ct preparation, and ne-otiation.
};Di,iCAT[ON:
. M.E3.A., Real Estate Finance, Umcerhtv of Colore.do
• B.S., Encironmen±al Nea1th Science, University of C;eor"Ia
Resume-Doug7asA. Eleno~itz, Nage2
APPENDIX D: ADDITIONAL RESOURCES INFORMATION
Srowilf i eld
Dan Strammiello
President
Westbrook Development Pariners, Inc.
2548 151h Street
Denver, Colorado 80211
Business Experience:
Twenty-five years in all aspects of the development business from site selection, land
purchase negotiation, pro forma creation, structuring of joint ventures, marketing and
ananging financing.
Founder and Partner of Victorio Investment Company and Westbrook Development
Partners, Inc.
November 1989- March 1991: Economic Development Consultant to the State of
Colorado, focusing on rural areas of the State, particulady as to how they relate to
adjacent metropolitan economic centers.
The company's recent projects and joint ventures include:
Eaele Bend Commercial: 84 acres at E-470 and Gartrell Road, Aurora; with US Home
Grand Golf Center. Seventeen acres of contemporary driving range, golf training, and
mini golf facility in the Highlands Ranch included clubhouse with pro shop and food
operation.
Weshninster, Colorado: The Westminster Ciry Center Project, consisting of 21 acres of
high density multifami~ on the Hyland Hills Golf Course, and 45 acres of retail on the
northeast corner of 92° and Sheridan.
Mohave Vallev, Arizona: Various projects with the Fort Mohave Indian Tribe. Mr.
Strammiello was an economic development consultant to the tribe, and spearheaded the
development of a water and sanitation district to service a twenty square mile new
community along the Colorado River on tribal trust lands.
The Inverness Building. Denver, Colorado: This 11,000 square floor mixed use retail,
office and residential buildings is on The National Register of Historical Buildings, was
completely renovated in 1983 and is continually updated with the change in time, needs
and technology. It is completely occupied.
I.E. Dupont Denoumers & Companv: Consulting contract involving the analysis of a
former chemicals plant and conversion into an economically feasible real estate
development. Work also entailed cost benefit analysis of environmental cleanup efforts.
- Adjunct Associate Professor, University of Colorado at Denver, Graduate School of
Architecture and Planning.
Current Developments
The Entertainment District, Lone Tree, Colorado
Eagle Bend Commercial Center, E470 and Gartrell Road, Aurora
Flatirons Entertainment District, Northwest Parkway and Boulder Turnpike/US-36
Free Form Lofts, the Whittier neighborhood, Denver
Glenwood Springs downtown mixed use residential and retail facility
Major restaurants and other users in these developments include:
Bennigan's
Sweet Tomatoes
Mimi's Cafe
Brewery Bar III
John Holly's Asian Cafe
Panera Bread
Bennett's Texas Barbecue
Robata Sushi
Stuart Anderson's
Rio Grande Mexican Restaurant
United Artist Theaters
Wendy's
Go Putt Mini Golf
Brunswick E-Zone Family Activity Center
Starbucks
Fox & Hounds
Jimmie Johns Sandwiches
Cheeburger Cheeburger
Safeway
King Soopers
Home Depot
Old Navy
Bed, bath & Beyond
The Great Indoors
Health One
Sears
Chipotle
E-Central
US Post Office
Element Hotel (Starwoods)
University of Phoenix
Mr. Strammiello and/or Westbrook Development has instrumental in the following
real estate developments:
County line & Broadway, Littleton (Safeway Center)
Ridge Village Shopping Center, Denver (King Soopers)
Rimrock Plaza, Palm Springs (Safeway)
Coronado Plaza Shopping Center, Grand Junction
Mesa Village/ 24 Road Shopping Center, Grand Junction
Gilbert Towne Center, Gilbert, Arizona (Alpha-Beta)
Ken Carl Plaza NWC, Denver (King Soopers)
Ken Carl Plaza NEC, Denver (Safeway)
Lancaster Center, Los Angeles, California
Horizon Drive, Grand Junction (Land Developmeut)
Belleview & Kipling NEC, SW Denver (Retail site)
White Mountain Mall, Rock Springs, Wyoming
University & I-25, Denver (office building)
Antares Office Building, Denver Tech Center
Victorio Place Office building DTC
Longview Drive Office Development, Sacramento, CA
Center Green Office Park, Boulder, CO (land development)
Rose Industrial Park, Sacramento, CA
The Inverness Building, Denver CO
Mirabella Condominiums, West La (high rise)
Ft. Mojave Golf Center, Bullhead AZ
Parker Road Golf, Aurora CO
Grand Golf Park, Highlands Ranch, CO
- The Entertainment District, Lone Tree CO
US Post Office, Pahrump, NV
US Post Office, Taos, NM
Major Tenants in these developments, and other with which successful negotiation have
been concluded:
Sears, JC Penney, Bon Marche, Safeway, Albertson's, Home Depot, Bed Bath &
Beyond, Old Navy, La Be1lesBest, Woolworth, K-Mart, King Soopers, Alpha-Beta,
Skaggs and Osco, IBM, Texaco, McDonalds, Burger King, City Market, United Artist
Theaters, Club Disney, Hops Brew Pub, Mimi's Cafe, Bennigans, BP Amoco,
Schlotsky's, Bahama Breeze, and the United States Postal Service.
RAY REAL ESTATE SERVICES, INC. July zoos
Real Estate Project Management and Consulting
Primary • Projectmaiiagement of pLiblic / private rcdevetopuient and infill projects for
Services: public agencies and private owners, usually incorporating a complex mix of
uses, financiog and political issues.
• Stcategics for development feasibiliry, projcct finaucing and implementatial,
❑oonally as a componeot of a multi-disciplinary teain.
• Piiblic / Private financial agreements and negotiations.
Professional Amold Ray started his career in real cstate market and finaucial analysis in
History: Chicago in 1971, including a sacccssiul tenuce with Real Estate Research
Corporation (RERC). Sincc his move to Colorado in 1979. Ame has
successfully completed numerous public and private developinent and
redevelopment projects with Frederick Ross and Szymanski / Ray.
Since 2004, Ame Ray has contniued his real estatc project management and
consulting practica undcr Ray Real Estate Services, Inc.
Aroc Ray holds a B.S. degree from Augustana College in Sioux Falls, South
Dakota, has held the °CRE" Counselor of Real Estate desiguation from the
Ameriean Sociery of Rcal Estate Counsalors since 1978 and has been a guest
lecturer and expert in rcal estate usc and davelopment issues on nnmerous
occasions.
Experience ~ Extensive experiencc with all facets of real estate from discovery of goals and
& Skills: issues, through deHnition of potc»tial concepts, feasibility tesring, tenant
connnihnenCS, assemblage and relooation, coordination of design &
eogineeriug, public and privare fmancing, constniction and completion.
• I{n, - l,~dgr~ble about all dements of project feasibility, including: market,
finaneial, political, physical and implementation.
• Thoughtfu] seleckion of projecW in accord wiYh the following values, then
absolute dedication to the successful completion widi consideration to project
goals, resources, costs, iisks and value.
Professional An inteutional baluice of pubiic aud private Hrork in order to maintain an
Values: understandnig of the unique needs aod issues of aach sector. Following are the Ray
Real Estate Servicas values for selecting work assignments:
• Commitment to miitual trust aud respcct,
• Quality projects that we can takepride in.
• Projects where we can add vatue,
• Liinited workload in order to maintain connninnent and quality, and
• Fair compznsation relative to contribution.
Arnold C Rav, CRE 30359?-4432 - ArnoldR~»riecuJvlinA.nct Fa.y: 3039339465
11757 YVe.e7 Ken Cartid Avenue, F=529 Litrletar, Colm'ndo ROld7-3719
Ray Real Estate Scrviccs, lnc.
JUly zoox
CURRF,NT / RECENT PROJECTS OF INTEREST:
~ Sheridan Redevelopment Agency (SRA) / City of Sheridan - Publie Sector - Project
coordinator / iuanager for tlie Sheridui Redevelopment Ageocy of a highly ca<nples 130f acre,
$160 million redcvelopment along the west side of South Salita Fe Ro!de~ 1 :1 t" the eouth of
Hampden Avenue.
Client contacts:
- Ray Sample, Exocutive Director ofthe Sheridan Redcvelopmani agtne. -~03-762-2200
Private Developcr Contacts:
- Jotm Loss, Project Manager for Millcr WeingaRen 303-799-6300
Colorado Bureau of Investigation (CBI) and State Buildings and Rcal Estate Programs -
Public Sector - Coordination of a uew facilities selection process, design, budgeting and
construction for a new Westeni Slope CBl facility, involviiig: detennination of CB7 / statc
policizs and procedures, definition of f'acility and financial requiremznts, identification of and
coordination with public and private prospects, establishing and maoaging a complex
selection process, coordiuation of the negotiation of a final Memorandum of Understanding ,
coordination of design, budgeting and construction.
Client contacts:
- Pete Mang, Depury Director of CBI - 303-239-4210
~ Kratt / Colorado Spriugs Urban Renewal Authority - Private Sector- On behalf of the
developer of a 75f acre, 700,000 SF redevelopment in Colorado Springs, assistance wiTh the
uegotiation of a public financing agreement.
Client contacts:
- Kevin Kratt, Developer 719-632-5000
- TomCone,Developcr-719?33-1771
Public / Urban Renewal Contacr.
- Chuck Miller, Colorado Spriogs Urbaii Renewa] Authoriry - 719-641-1964
City ot Bruumfield and Broomlield Urban Renewal Anthoritp- Public Sector - Vaiious
Projects includiiig: RFP process and negotiation of a Development and Reimbursement
Agrecment for a significant infill project, negotiation of a Developiuent and Reimbiusement
Agreement f'or a signifieant new corrunercial project along the north I-25 corridor, evaluation
of altemarives and fiuancial planning for several additional mixed-use iufill projects,
ev aluation of altematives and strategy for a uew Health and Humaii Services facility, etc.
Clieut contacts:
- Charlcs Ozald, Assistant Ciry Maiiager - 303-438-6300
- Keviii Standbridgc, Ciry Manager's O'ftice- 303-438-6384
- Greg Demko, Financc Director-303-438-6313
drnold C Rav, CRE 3035954422 AsnoldRcry c;,euirlilink.rvel Fn.c3039339465
11757 f9'as1 Ken CcrnJ.4venue, h-??9 -Liuleiort Colora,/o 50137-3719
Ray Real Estatc Serciccs, lnc.
SELECTED DEVELOPMENT & OTHER PROJECTS:
July 2008
• Centennial / Southglenn Mall - Public Sector - On beha1f of the City of Centennial,
assistance with the analysis and negotiation of a Public Financing Ageeinent for the
redevelopment of Southglann Mall with 960,000 SF of retail space, 100,000 SF of offices and
350 residential units.
Client contacts:
- Charles Montoya, Ciry Finanoe Director- 303-734-4567
Developer Contacts:
- David Goldberg & Dovald G. Provost, Alberta Development Pamners - 303-771-4004
• Fla6ron Crossing Mall (public) - Broomfield, CO - Arnold Ray was the lead negotiator
for the Ciry of Broomfield for $140 million otpublic unprovemeuts for the new Flatiron
Crossing Mall subarea atong the Boulder Turopike. This agreement involved 3 roajor
developcrs / properties and two metropolitan districts with a total of 250 acres with 3,000,000
SF of co,romereial development; in excess of $350 million of private improvements.
• 144th & Sheridan Property (uoo-profit) - Archdiocese of Denver - Strategy and
implemenCation for a ncw Catholic high school and the annexation, zoning and disposition for
the balance of a 600 acre parcel in the Ciry of Brooinfield. Planning required the satisfaction
of the City and County visions for open space and developmeut models, wJlile enhancing the
quality and value of the asset for the Archdiocese.
SELECTEll RECENT MUNICIPAL PROJECTS:
~ Cheyenne, WY Downtowu Development Strateg,y- With PUMA (Progressive Urban
Managenient Associates of Denver), preparing a downCOwn strategy and acrioo plan retative to
potential public invcstments and private investment / development oppommities.
• Edgewater, CO - Iuvcstment Strategy and implementation of the acquisitioo of a
funetionally ol,'^r: crnmncrcial property for a new municipal complex
• RocLester,N1N ( With POMA) - Downtown °place-making" strategy to enhance role of the
downtown and capitalizc on the oppo•tc iity of the hta:yu Clinic identity and employment.
• Oklahoma City, OK (with Studio Architecriue and Clarion) - Development and acrion plan
for a series of neighborhoods aloug the 8-mile North Canadian River comdor near downtowu
Oklahoma City.
• Broken Arrow, OK (with Clarioo aud Studio Architecture) - Plan and implementation
strategy to energize a largely fallow downtown and the adjacent neighborhoods for this
rapidly growing suburb of Tulsa
~ Glenwood SPrings, CO (with Leslie Betlie] Design) - Plan / Iinpleulentatiou Stra[egy for the
coiit]uenca neighborhood between the downtown and new Glenwood Meadows mixed-use
power center
• Delta, CO - Economic Ciry-wide economic development / implementation strategy
• Fruita, CO - Economic Developmeut Plan & Impleroentation Strategy
• Henderson, NV (with Clarion & PUMA) - Dowvtown "place-makina" strategy for this
rapidly growing subiirb of Las Vegas
Ar'nold C Rqv. CRE 303 _595-4421 ArnoldRM{ear[h/Inknet Fax: 303-933-9465
177J7 W'es/ Ken Carnl.Aomue, F-529 -Lildeton. Codmndo 80127-37J9
Ray Real Estate Scrvices, Inc_ 4
July 2008
ADDITIONAL REFERENCES:
• Paul Benedetti, Esq. (Broomfield & Golden...)
303-499-6340
• Glen Burbridge, Esq.(Archdiocese,ete.)
303-324-5779
• Rick Suddin, Esq. - Kutak Rock
303-297-2400
• KirkpatrickPettis
Samuel Sliarp, Vice President, Public Finauce
303-7645768
• RBC Dain Rauscher, Inc.
Rtiissell Heise
307-595-1207
• Stifel Nicolaus / Hanifen-Imhoff
Steve Belt
303-291-5333
Steve Jeffers
303-291-5265
• Clarion Associates
Ben Herman
970-419-4740
Darcie White
303-830-2890
• PlJMA - Progressive Urban Manageineut Associates\
Brad Segal
303-628-5554
Arriald C Rac, CRE 3035954422 ArnoJdRm(&earlhlink.ne! Far: 303-933-9465
11757 1t'esi Ken Cnrrl A cenue, F-S?9 -l.iuleloir, Colorac3a R01 _'7-?'19
Resume
Paul Wember
Paul Wember has extensive depth-of-experience across a wide range of project rypes, giving him the
necessary background and capabilities to effectively manage all elements of challenging projects from start
to finish. While working closely with owners, he has been able to build strong working relationships that
are based upon open communication and trust. Having a technical design-based background, combined
with a Master of BusinessAdministration, Paul brings a powerful combination uf skill sets that enables a
comprehensive understanding of delivering successful, client-focused projects.
Profile
Bachelor of Science in Architectural Studies - University of Nebraska-Lincoln
Masters of BusinessAdministration - University of Phoenix
Licensed Architect, State of Colorado - License No. B-3591
Leadership in Energy and Environmental Design (LEED) Accredited
Library Facilities
Weld Library District - Greeley, Colorado
-Erie Community Library (2007) 20,000 sf
-Carbon Valley Library (2008) 35,000 sf
-Farr Library (2002) 37,108 sf
-Centennial Park Library Add/Renov (2003) 29,600 sf
-Lincoln Branch - Entry Canopy (2004)
Basalt Regional Library District - Basalt, Colorado
-Basalt Library (2009) 20,000 sf
City of Louisville - Louisville, Colorado
- Louisville Public Library (ongoing) 31,000 sf
Jefferson County Library District - Lakewood, Colorado
-Lakewood Library Renovation (2006) 43,207 sf
Arapahoe Library District- Centennial, Colorado
-Parker 8 Florida Library (2008) 28,000 sf
-Streets at Southglenn (2008) 17,000 sf
-Castlewood Library Add/Renov (2003) 18,244 sf
-Glendale Library - Schematic Design (2002) 26,000 sf
-Glendale Library - Site Selection (2005)
-Sheridan Library - Schematic Design (2002) 12,000 sf
-Administration Building (2001) 29,416 sf
Douglas County Library District
-Lone Tree Library - Interior Renov (2005) 9,740sf
Rangeview Library District -Thornton, Colorado
-Huron Street (2008) 25,000 sf
-Wright Farms (2008) 45,000 sf
-Brighton (2009) 20,000 sf
-Commerce CityAdd/Renovation (2009) 10,000 sf
-Perl MackAdd/Renovation (2009)10,000 sf
-South Thornton Renovation (2009) 5,000 sf
-Bennett (2009) 7,000 sf
Spanish Peaks Library District
-Walsenburg Library (tbd) 7,000 sf
Recreation Centers
Town of Erie
-Erie Community Center (2007) 60,000 sf
City of Lafayette - Lafayette, Colorado
-Lafayette Senior CenterAddition/Renovation
(2006) 2,500 sf
Educational Facilities
ColoradoAcademy - Denver, Colorado
-KnowlesUpperSchoolAdd/Reno(1999) 28,500sf
-Stevens House Renovation (2000) 15,161 sf
-SmithCenter (2001) 28,500sf
Aspen Creek Prototype School - Broomfield, Colorado
-K-B Prototype 112,800 sf
Eldorado Prototype School - Superior, Colorado
-K-8 Prototype 112,800 sf
Sterling High School - Sterling, Illinois
-S+eriing H!nh School Renovation (1997) 32,000 sf
-1 rack and Field addition
Office Building
Bruce Berger Realty - Denver, Colorado
-900 Bannock Canopies (2000)
-938 Bannock Renovation (1999) 26,605 sf
-800 Broadway CodeAnatysis (2000)
College of Lake County- Vernon Hills, Illinois
-Iliinois Employment and Training Center
Hospitality
Bruce Berger Realty - Denver, Colorado
-Colorado Convention Center Hotel
Pheasant Run Resorts - St. Charles, Illinois
-Pheasant Run Resort Renovation
Wember Inc.
PortFolio
Carbon lJalley
Regional Library
Firestone. Colorado
Building Type
Library
Architect
klipp v
Contractor
Adolfson & Peterson
Project Data
35,000 SF Steel, Masenry M r~
Construction Cost
7.1 Million
Construction Delivery Approach
CMGC
Placed on a massive 2$7 acre site which has been designated "Central Park" the
References library will be the first of many civic projects. The team has worked together and
Janine Reid with the town to ensure that the design of this building satisfy the needs of the
High Plains Library District library but set the standard of the design for future facilities as well. Many
Executive Director sustainable elements have been inciuded in the design including a raised floor,
(303) 335-4531 southern orientation, high efficiency mechanical systems, lighting controis,
waterless urinals and more.
Kin Dubois
kIiPP
Architect
(303) 893-1990
Rick Ritter
Adolfson & Peterson Construction
Construction Project Manager
(303, 363-7101
~ ~ .
'Orvner's'Representatj'on. ~
~ , . ~ .
ECt@ Cf}171fTt1b511t,/
LlbYafy
Erie, Colorado
Building Yype
Library
Architect
klipp
Contractoe
Adolfson & Peterson
Projzci Data
20.000 SF SteeL Masonry
ConstructiOn Cos3
$5.2 Million
Construction Delivery Approach
CMGC
References
Janine Reid
Nigh Plains Library pistrict
Executive Director
(303) 335-4531
Kir. Dubois
klipp
4rchiteci
I3031893-1990
Rick Ritter
Adolfson & Peterson Consirucfion
Constructior: Project Manager
(303053-7101
Placed next to the Erie Community Center and south of the proposed parks area
ihis facility is now in the cultural heart of Erie. The entire f.eam has worked
close!y with the Town to ensure the two facilities complement each other and the
master pian for Erie Ccmmons. Many sustainable elements have been included
in ihe design including a raised floor, southern orientation, high efficiency
mechanical systems, lighting con:rols, waterless urinals and more.
l~l'.~.s` °v':~ f n ~'r,
~ ~ ~
Louist+ille Library
Lnuisvilie, Colorado
Bullding TypQ
Litrary
ArchiteCfl
Humphries Poli Architects
Contractor
Adolfson & Peterson
Project Data
31,000 SF Steef, Masonry
Cnnstruction Cast
$Z4 M1lillion
Gonstructian Delivery Approach
UMGC
References
Julie Boyd
Deputy City Manager
i720j890-88fi4
Anne Mojo
!_ibrari Directar
(3031335-4800
Gennis Humphries
HumphrEes Poli Archite.^,ts
Architect
The Louisvil!e library was constructed in the heart of Historic Down?own Louis-
ville. The new two-story library is the fargest building ever constructed in the
downtown area occupying nearly an entire ci;y block and rneeting tha maximum
height restrictions. !n attempt to match the scale and design of the surrounding
context the bui!ding has been designed to appear as an existing histoncal struc-
ture that has eve!tied over time+nto two izrger strucfures. The library aisc builds
on design detailing of historical sfructures with a cornice, exposed steel frame-
work, and punched masonry openings. Although !he exterior of the structure
refleats his?ory the interior of the building is designed with sophisticated liyhting,
automated techrtology, and cut!ing edge mechanical systems.
(303) 607-0040 The library bui!ding committee and desigr team worked hard to incorpcrate
sust3inable psastices. Araised floor witr, underfiaor mechanical u;u; ins?a!;ed
AlanAntolak to redt!ce+he operation cosis while offering the iibrary fui,re Ilexibilitq. The
Adoifson & Peterson Construct+an library is also installed stafe ofi the art Iighiing, sunshade devic2s, and opti-
Gonstruction Pro!ect tv4anager mized rrechanicai systema ihrough cornirissiening.
;303j363-710'
VV.eli"n ~ei" lnc.
, _
t. . _ _
Portfolic
Rangevieara Library
Bistrict
Adams County. Colorado
Bui6ding Types
Libranes
Architec4
Humphries Poli Architects
Contractor
Fransen Pittman
Project Data
4 New Ubranes
3 Renovated Li6raries
Construction Cost
$39 Miliicn
Constructinn Delivery Approach
CMGC
P.eferences
Pafn SandlianSmith
Rangeview Librarg District
Librarv Director
(303)288-2001
Dannis 4umphnes
Humphries Poli Architects
Architeci
(303) 507-0040
JGhn Pittman
Fransen Pittman
Contractor
(3031783-3500
The Rangeview Library District won over voters in November of 2006 and is in the
process ofi designing and construction three new facilities as?d renovating four
others. The District pursuirig LEED Siiver on the newfacilities along with advances
in technoiogy fo maintain an efficient staff level whilA ir.creasing service to the
patron;_
W;!°C`1'is Ii"1C,
W,
~o rtf co
loone I ree Lfibrary
ROflOYB$!OI'i
L.one Tree. Colorado
BuiBdingType
Library
interior Desigiger
Sharon Row3en and Mary Guiash
Contractor
Kennerly Construciion
Project Data
9 740 SF Reonvation
Gonstuction Cost
$235.000
3
r~t~'
Consiruction Delivery Appro2ch The Deugles Counry Library District is expanding their "Neighborhood Library"
CP-AI GC concept to t+tie Lone Tree Library. Recently the district added the Roxborouyh
Library fo their district This small neighborhoad library has brought to the
Cocnpletsd forefront many cut?ing edge ideas Ihat will be appiied to tne renovation of the
2006 lone Tree l_ibrary.
References The renovated library vdiil see a significant increase in seif check oLd stations,
Pam Nissler seif pick up no;ds area, and increaszd uses of technology. These modifica-
Associate 1]irector of 13ublic tions will aIlom tne IibraN district to shift st2ff from check.ing palrons ou??o
Services beiny on the f!oor assisting them personally.
f 3031688-7657
i~V I~ } i~9G wFf it iC.,
~~~~f, u i a
Gengennial Park
L.ibrary
2enovation
Greeley, Colorado
Building Type
Library Renovation
Architect
KGpp Colussy Jenks DuBois
Enberg Anderson Design Partner-
ship
Contractor
Fransen Pitiman
Project Data
29,600 SF Steet and Stuccc
Constuction Casz
$1.7 Million
Construction De6ivery lxpproach
Cti'GC
Campleted
2003
Reterences
4eih Hager
Associate Director
(9i 0) 506-8567
KariBaumanr
Library BrancYr Manager
(970i506-8626
K,m DuBois
klipp Archttecl5
ArcM[ect
(303i893-1990
Bili Robison
Enberg Andersen Design
Design Arrhitect
(414)944-900G
.)onaid Chambliss
Fransen Pittman Construction
Construction Project Manager
(303)753-390G
The Centenniai Library mcently went througn an entire reconstruction of the
interior along with the addition of a new ertry to the facility. UpgradFs to the
mechanical, electtical, lighting, and technology of ihis building along with ADA
and I+fe-safety make this projecYs trancformation a huge success. The facility
is now organized with easity iden[ified spaces for different users and increased
visual connection thiroughout the interior spaces.
n.S ~l a,r 1 1 1 1..1 8
6
~ortfolio
Castlewoad Library
Renovation
Centenniai. Colorado
Buitding Type
Library
.4rchitect
Klipp Cobassy Jenks OuBois
Gontractor
Saun(lers Construction
Peaject Data
18244 Add ition/Renovation
Constuction Cost
$S 9 Milfion
Construction Delivery Appraach
CMGC
Completed The Castlewood Library posed challenges 9or all parties invo!ved. (he fibrary
2003 disf, ic±axprassed two main goals to the design-build team: 1) Geate additionai
Referer+ces p3ce {or the library and 2) increase the facility's visibi;ity. Th2 project has
-
ir,corporated a senes of unique additions to accomplish these aoals The
Laurie Christensen contractor and A.rchitec; ware challenged by tight site constrairtts and the
Librzry Director requiremend .o keep the facility open during construction.
303-771-3197
Chris Brogan The completed project inciuded 4,844 SF of additions ine!uding a children's
story time/crafts area, computer training rooms, and a puolic meetinc~ room.
Finanaal Director The addiiions aliow the ii5rary coliaction and use o`technoloyy ,o be increased.
(303) 798-2444 The P-xisting 13,400 SF has been entirely refinished including new roofmg,
Kin DLiBois mecnanical uniis, and finisnes,
klipp Flrchitects
firchitert
r3031893-1990
DoU9 Dreier
Saunders Construction
Construction Frojer N9anager
t303i617-3872
q
9e y9 ~
~ 3 ~ E
t .
Porlfolio
Lincoln Park Library
Greeley, Colorado
Building Type
Library
Arahitect
Klipp Colussy Jenks DuBois
(Canopy)
Kenney and Associates (Interior)
Contractor
Rhoads Construction
Project Data
Reworking of Entry
Interior Renovation
Constuction Cost
$345.000
Construction Delivery Approach
Competetive Sid
Compieted
2004
References
Beth Hager
Associate Director
(970)506-8567
Charlene Parker
Library Branch Nlanager
(970) 350-9213
The Lincoln Park library entrance was lost behind a wall of precast and had
limited identity as it is part of a larger complex of buildings. The library wanted a
bold statement to annouce to the public that it existed and welcome them in. By
adding large signage, canopy over the door, and trenparancy at the parking lot
elevation the building has developed its own identity.
The interior of the library was outdated and understated. By updating all the
Kin DuBois finishes, furniture, and modifying the location of key public areas the library
Arohitect on Canopies was revitalized. New restrooms and upgrades to the technology completed an
(3031893-1990 incredible transformation.
RogerKenney
Kenney & Associates
Architect on Interior
(970)663-0548
Contractor interiodextenor
Rhoads Constructior, ~
No longer in business ~n VVembeta Inld.
IImiili
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Wheat Ridge Urban Renewal Authority
7500 W. 29th Avenue 4Vhcat Ridge, Colorado 80033 3032351846 303-235-2857 (Fac)
TO: Urban Renewal Authority Board Members
FROM: Patrick Goff, Executive Director~`
RE: Kipling Conidor Blight Study RFP
DATE: September 10, 2008
On August 18th, Matrix Design Group, Inc, in association with Leland Consulting Group
was selected from four proposals to conduct a blight study of the Kipling Street Corridor
in Wheat Ridge. During contract negotiations and scope of services refinement, staff
received direction from the City Manager's Office to extend the scope of services to
include a conditions survey and urban renewal plan for the Youngfield StreeUHighway
58 area which includes the future Cabela's location and light rail stop and the Applewood
Shopping Center.
Tbe amended contract will be presented to City Council on September 22"d for final
approval. Attached are the Revised Scope of Work, Schedule and Budget. The City will
receive a 15% discount on the second blight study. The change in scope will not affect
the schedule for the original Kipling Street Corridor blight study.
Revised Scope of Work, Schedule, and Budget - Wheat Ridge Urban Renewal Authority
Matrix Design Group / Leland Consulting Group - September 5, 2008
SCOPE OF WORK:
Part 1: Kipling Corridor Conditions Survey
Task 1• Proiect Kick-off and Base Mappina
Description provided in original proposal
Task 2• BliQht Field Survev and Data Collection
Description provided in original proposal
Task 3: BliQht Analysis and Reportine
Description provided in original proposal
Task 4: Recommended Urban Renewal Boundarv
Description provided in original proposal
Task 5: Public Involvement Activities
The Consultant Team will coordinate with the Client to plan and implement, as
necessary, a Public Involvement program that would consist of a combination of
public and/or smaller stakeholder meetings at certain stages of the project. The fees
for this task will be bitled on a Time and Materials basis with a stated Not-To-Exceed
amount.
Part 2: Youngfield Street / Highway 58 Conditions Survey ft Urban Renewal Plan
Task 1• Proiect Kick-off and Base Mappin¢
Same as in Part 1
Task 2• Blieht Field Survev and Data Collection
Same as in Part 1
Task 3• Bli2ht Anatvsis and Reportina
Same as in Part 1
Task 4• Urban Renewal Plan Alternatives and Impact Analvsis
The Consultant Team will develop draft urban renewal plan concept alternatives and
an anatysis of potential impacts of each alternative induding: capacity of the area to
accommodate various levets of development and redevelopment; opportunities and
constraints associated with parcel size, street.network, ownership patterns, projected
market conditions, etc.
Task 5: Feasibilitv Test
The Consuttant Team wilt generate preliminary condusions regarding the feasibitity of
the plan alternatives, select projects within the planning area, and final preferred
plan. The financial feasibility of the concepts will be tested through preparation of
development proformas designed to quantify potential net operating income, value
and any potentialfinancial"gap."
The Consultant Team wilt summarize the implications of the final concept alternative
relative to: short- and long-term objectives for the planning area and community;
required actions; necessity for public improvements; regulatory considerations; and,
potential public/private partnerships.
Task 6: Tax Increment Analvsis
The Consultant Team will estimate the tax increment potential (property, sales, and
other) of the urban renewal plan and prepare supporting impact documentation for
the County and any other taxing body as per the state legislation, and wilt assist the
Clientin discussions with these groups, where feasible.
Task 7: Urban Renewal Plan
The Consultant Team will prepare an urban renewal plan document which reftects
community goals, market and social opportunities, and state-of-the-art thinking about
redevelopment. The plan wilt embody urban design principles and design objectives
with feasibte application in the study area; identify the financial feasibility of
potential projects in the study area; and, indude strategies for implementation. A
concept plan map will also serve to effectively communicate the plan concept to the
public and Client officials. The work products to be delivered to the Client during the
urban renewal phase of the study wilt indude:
• Concept Plan Map
• TIF Analysis
. County impact Report . Draft and Final Urban Renewal Plan Report (induding the final Conditions Survey
Report)
The Consultant Team will deliver the draft urban renewat plan report to the Client in
electronic (PDF) format. Upon receipt of comments by Client representatives, the
Consultant Team wilt revise the draft urban renewal plan document and prepare a
final report document for consideration by the Wheat Ridge City Council.
The final work product to be delivered to the Client wilt indude thirty (30) color
bound copies of the urban renewal plan document, which indudes the final conditions
survey report as well. The Consultant Team will also provide a complete, high-
resolution version of the entire final urban renewal plan/conditions survey report
document in PDF format on CD-ROM. Upon completion of the blight study/urban
renewal plan, the Consultant Team, if requested by the Client, will present their
findings and recommendations to the Wheat Ridge Planning Commission, Wheat Ridge
Urban Renewal Authority Commission and/or the Wheat Ridge City Council at the
public hearings required in the state urban renewal statutes.
Task 8: Urban Renewal Boundarv Leeal Description
A legal description describing the boundary of the geographic area proposed as the
Youngfield Street/ Highway 58 Urban Renewal Area will be required as part of the
urban renewal plan document and public notification process. This tegal description
must be prepared and certified by a licensed surveyor. The Consultant Team will
provide this expertise and prepare, upon final delineation of a proposed urban
renewal area boundary, a complete legal description suitable to meet statutory
requirements.
Task 9: Public Involvement Activities
The Consultant Team wilt coordinate with the Client to plan and implement, as
necessary, a Public Involvement program that woutd consist of a combination of public
and/or smaller stakeholder meetings at certain stages of the project. The fees for this
task will be billed on a Time and Materials basis with a stated Not-To-Exceed amount.
SCHEDULE:
Month 1
Month 2
Month 3
Month 4
MonM 5
. ~ ~
Task i: Project Kickoff and Base Napping
Task 2: Field Survey and Data Collection
Task 3: Bligh[ Study Analysiz and Reporting
Task 4: Recommended Urban Renewal Area
-
}
Task 5: Public Imolvemen[ Activities
.
• D/HIGHWAY 58 CONDITIO
Task 7: Project Kickoff and Base Mapping
Task 2: Field Survey and Data Collection
Task 3: Blight Study Analysis and Reporting
Task 4: Urban Renewal Plan Alternatives fi Impact Analysis
Task 5: Feasibility Test
Task 6: Tax Increment Analysis
+
Task 7: Urban Renewal Plan
Task 8: Urban Renewal Boundary Legal Descnption
Task 9: Public Involvement Activities
In the event of scheduling or other logistical conflicts between Part 1 and Part 2 project activities,
_ priority witl be given to Part 2.
BUDGET:
D.•
. D
.
Labor
Matrix
Matrix
Matrix
Leland
Leland
Task
PM1
Sr.Planner
Planner
Ndmin
Pnncipal
GIS
Total
Hourl Rate:
~
$150
$105
$60
$225
$105
Tasks
HrS.
f
Hrs.
f
Hri
$
Hrs
. f
Hrs
f
Hrs
$
1. Project KickoHl Base Mapping
4
$600
2
~ $210
2
I $120
2
$450.
16
$1,680
26
$3,060
2 Field Suney and Data Collection
24
$3,600
36
. $3 780
0
$0
0
$0
0
_ $0
60
. $7,380
3. Blight Analysis and Repod
24
$3,600
24
$2 520
8
$00
4
$900
8
$840
68
E8,340
4.URA8oundary Determination
4
$600
0
$0
0
$0
16
$3600
8
$840
28
f5,040
5.PubliclnvoNementACtivitie5'
24
.$3,600
8
$840
2
8120
24
$5400
8
$840
66
$70,800
LaborSublo[al
BO
$12,000
70
$7,360
12
$720
46
' $10,350
40
$4.200
248
534,620
Reimbursable EKpenses
$900
Document Repraauctian
_ .
$100
Mlscellaneous (Mileage, elc.)
,
.
,
s1,
~
Reimhursable Expenses Su6tolal
$75,620
PmjectTolal
Labor
Matrix
Matrix
Matrix
Leland
LelanO
Task
PM I
Sc Planner
Plan
ned5urveyor
Atlmin
Principal
GIS
Tolal
Hourl Rate:
$150
$105
$60
$225
$105
Tasks
Hrs.
f
Hrs.
. E
Hrs.
E
Hrs
f
Hrs
. $
Hrs.
f
'
1. Projecl Kickoff I Base Mapping
3
$450
2
$210
2
$170
2
' $450
13
$1,365
22
E2,595
'
Z Field Survey and Data Collection
21
$3,150
30
$3,150
0
$0
0
$0
0
. $0
51
$6,300
3. Blight Analysis and Repotl
21
$3,150
21
$2205
6
$360
3
$675
6
$630
57
$7,020
4. Plan Altematives and Impact Analysis
0
$0
0
$0
5
$300
24
$5,400
23
$2,415
52
$8,115
0
$0
0
; $0
4
$240
i6
$3 600
8
E840
28
$4,680
5.Feasibiliry Test
.
0
$0
0
$0
2
$120
10
$2250
7
$735
19
$3,105
6.TaxlncrementAnalysis
.
.
.
.
0
. $0
0
! $0
12
$720
19
$4 275
10
$1,050
41
. $6,045
Z UrbanRenewalPlan
0
$0
24
$2 520
0
$0
1
$225
0
$o
ZS
$2,745 _
B,BOUndary Legal Descnphon
.
,
9 PubliclmoNementAClivNes'
24
$3,600
8
$840
2
$120
24
$5400
8
$840
66
. f10,800
Labor5u6[otal
69
E10,350
85
:.58.925
33
. E1,980
99
$22,275
75
$7,875
361
E51,405
Reimbursable Expenses '
$900
Dceument Reproduction
$70
Miscellaneous (Mtleage, etc.)
f9ID..
Reimbursahle E:penses Su6tolal
$52,375
TaskGroup
Par[1
a
ns5urveyTasks
7
$18780
$15,915
enewal Plan-Related Tasks
1Jrban
$5,040
$24,690
volvementTasks'
$10,800
$10,800
Total fee represents a'NOt To Exceed" amounL Fees to he invoice0 on a Time and Matenals basis. Houdy breakdown by employee is an estimate.