NORTHTOWN MALL MASTER LAND USE & REDEVELOPMENT/ REVITALIZATION PLAN June 18 City of Blaine Minnesota 20 Proposal for RFP for Northtown Mall Plan

/ Gensler/ SEH NORTHTOWN 21 MALL

County Road 10 University Ave

85th Ave NW NORTHTOWN MALL PLANNING AREA Dear Ms. Johnson,

June 18, 2021 Damon Farber appreciates this opportunity to submit a proposal for the preparation of a Master Land Use and LORI JOHNSON Redevelopment/Revitalization Plan for the study area City Planner identified around the Northtown Mall. Although, the City of Blaine recent announcement of Washington Prime Groups’ 10801 Town Square Drive NE bankruptcy may seem concerning, it also affords an Blaine, MN 55449 opportunity. We believe Northtown Mall and the University Avenue and County Road 10 corridors provide [email protected] a tremendous opportunity to create a forward-thinking, 21st century approach to community design. Once Project Understanding bustling retail centers like Northtown are undergoing 01 massive changes that require holistic thinking about Project Approach/Work Plan how these community destinations can be transformed 02 into a more relevant asset for its owner, for the citizens of Blaine and for the market area it serves. All systems 03 Schedule — environmental, social, economic, physical — need to be considered together. The evolution of the mall 04 Fee/Budget from a purely retail environment to a more walkable and bikeable, fine-grained mix of uses — including housing, Project Team health and wellness facilities and places to gather — 05 served by a variety of mobility modes and seamlessly Project Experience integrating sustainable principles into its design, can 06 become a model for adaptive reuse in a quickly evolving 07 References world. Cities and mall owners have taken a variety of approaches 08 Supplemental Information to determine how best to plan for the future. The plan you

2 DF/ DAMON FARBER / GENSLER / SEH Dear Ms. Johnson,

create through this process has an opportunity to galvanize > Gensler Architectural Planning, a national development, a team you can rely on to act with your best stakeholders around a vision that better reflects community architectural firm recognized for their leading edge interests in mind and deliver a process, vision and road values and the enhancement of the Northtown Mall area. thinking around next generation projects. Their map that will be a tool in communicating the vision to expertise in mixed use redevelopment and recent The process must reflect an outside-in (community to the stakeholders, the community, staff, and elected officials. We work with Burnsville Center and the Rosedale Center district) perspective but also how the mall can transform Mall will lend a critical perspective for reimagining the would enjoy the opportunity provide you with the benefit from the inside-out (mall to the community). A process that possibilities for Mall redevelopment. We have built a of our experience and lessons learned. We look forward to integrates this dual perspective has the best opportunity long- term collaboration with Gensler on a wide range the possibility of talking with you further about this project. to bring everyone together around a compelling vision for of projects for private, institutional, and mixed-use the future. The result of the effort must naturally become clients. an important tool for policy makers, staff, developers, and > SEH Engineers joins our team for transportation, the community to realize the vision. utilities, and stormwater management review. We are currently working with SEH on the Ridgedale Mall Sincerely, The team we have assembled offers a rich history of project, and they are also currently working with the working with communities locally and around the country city of Blaine and Anoka County on the Central and to transform regional mall districts into vibrant, pedestrian University Avenue Corridors. The University Avenue friendly, mixed use destinations that reflect the unique corridor is an important aspect of this project, and their expertise will allow us a better understanding of Tom Whitlock, ASLA - Principal character of each community. Damon Farber has been current transportation planning efforts. Damon Farber Landscape Architects responsible for the design of some of our region’s most DF/ significant smart growth destinations like Excelsior and The composition of our team reflects a desire to blend Grand, the Village at Mendota Heights and most recently exceptional national retail and planning expertise with local the Master Plans for the Ridgedale Mall area for the City of firms with a proven track record of service, quality, and an Minnetonka and the Burnsville Center Village Plan for the unwavering passion for the creation of authentic places City of Burnsville. This public/private experience allows that are woven into the social, natural, and cultural fabric our team a deeper understanding of the opportunities of your community. and challenges when revealing and enhancing the unique We are thrilled about the opportunity this project presents characteristics of the areas around existing retail hubs. Our and believe the approach we have proposed will provide team includes: you with a team with a proven track record of innovative

NORTHTOWN MALL PLAN 3 plan to utilize all of its property for its maximum use. This work is constantly ongoing and evolving.

While Northtown Mall is of great importance and concern for the elected officials in Blaine, there is also retail property to the east of the mall and north of County Road 10, which has been in decline for several years. This area includes Rainbow Village and the old Kmart site, and the North Court Commons strip retail building. It is important to study this area to determine a path forward for these properties to keep this area viable in years to come.

It is important to the elected officials to create unique destinations and developments in the City for people to gather, eat and be entertained. It is also important to provide a variety of housing for all ages and income levels. These two statements should be considered when developing a proposal.

It is also critically important to realize and plan for equity, diversity and affordablity in and around the Northtown area, to make this plan attainable for those populations that value 01these / qualities, PROJECT and whoUNDERSTANDING currently live in and utilize the planning area.

Goals PROJECT UNDERSTANDING more homogenous. Today, we are a multi-cultural, tech-savvy society with We live in a world of constant change – how we live, learn, communicate, vastly different needs and expectations. We are attracted to places for a variety The City Counciland conduct wishes business to is undertakein a constant state a planningof flux. Retail pro environmentscess that are involvesof reasons, a current retail experience land being only one. There has been a definitive shift use inventoryparticularly and susceptiblethe development to the pressures of of arapidly written changing plan technologies, to deal with towardthe future alternative of retailing the including a greater emphasis on food and beverage, economies, and lifestyle choices. The global effects of Covid-19 and the rise of recreational environments, urban main streets, lifestyle centers, and “authentic” study areadiscount as depicted and online shopping in the have map been below. especially The hard on City, retail environments.along with and property “experiential” owners, retail. tenants andThe citizens, magnitude ofshould our changing be worldengaged is daunting in and,a partic many wouldipation agree, process that results in a long term willplan come for to eitherdefine how revitalization we live from this orpoint redevel forward. opment We now realize of the studyCities, area. developers, The retailers,long and mall owners are responding to this changing environment in a variety of ways, including: term plan shouldthat a sustainable, address equitable, land anduse, livable redevelopment/re world depends, in part,vitalization on holistic options, multimodal approaches to designing and building our communities, and the ability to adapt transportationto a dynamic, and publicchanging improvements.world. The City’s goal is to help > NorthtownRepositioning andMall rebranding continue to be a relevant and important asset to the City and > to Adding spur signage, growth wayfinding, lighting, and other aesthetic improvements appropriateThe with Northtown current Mall ismarket no exception trends to the andchallenges communit and effectsy desires.presented by > New tenant recruitment, including recruitment of non- and quasi-retail uses such as office, learning centers, fitness, sports and healthcare our changing retail environment. Northtown Mall reflects its era - auto-centric, bricks and mortar approach to retail, and a time when our communities were > Internal and external additions and renovation, particularly additions of “main street” components and transitions to partial open-air environments > Redevelopments of vacated anchor tenant locations > Rethinking of mixes of uses specific to an area’s unique profile > Building infrastructure and public realm improvements such as parks > Implementing public-private partnerships > Infill development and densification strategies > Wholesale redevelopment into mixed-use communities

It’s clear that a “one-size fits all” approach is not the solution. Each community’s response must be calibrated for a variety of local conditions, including the perspective and capabilities of property owners and tenants, real estate market conditions and demographics, changes in consumption patterns, community vision and resources, and other factors.

Northtown Mall is an essential asset for the City of Blaine – providing employment opportunities and bringing people to the community. Washington Prime Group, current owner of the mall, has been working to keep the mall relevant and fresh in the ever-changing retail climate, employing some of the measures mentioned above. This work is constantly ongoing and evolving, and despite their efforts, the mall has struggled to maintain tenants and create an 4 DF/ DAMON FARBER / GENSLER / SEH

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1. PANERA / HALF PRICED BOOKS 2. BURGER KING 3. RED LOBSTER 4. THE HOME DEPOT 5. TRANSIT CENTER 6. SKY ZONE 7 NORTHTOWN 7. AUTOZONE MALL 8. LEANN CHIN 9. MULTIPLE STORES 8 9 10. US BANK/MGM 11. TACO BELL + TCF 10 BANK 4 12. CRICKET County Road11 10 WIRELESS/ ALLSTATE/ARBY’S 12 University Ave 13. CHICK-FIL-A 13 14. FED EX/CHIPOTLE 5 14 15. CUB 6 16. BIG LOTS 1 15 16

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85th Ave NW

active, vibrant place for people to gather, shop, and be entertained. line in and near the planning area. These demographic indicators, paired with The Northtown Mall area is particularly challenging for people to access without high pedestrian crash rates suggests the need for improvements in this area, a motor vehicle. The area is bordered by MnDOT Hwy 47/University Avenue and particularly for pedestrians and transit users. County Road 10, which create barriers to walk, roll or bike within the project area. MnDOT is currently undertaking Planning and Environmental Linkage In response to all of the factors mentioned above, the City of Blaine is (PEL) Study, led by SEH, which included a holistic multimodal analysis including undertaking this important step toward redefining the Northtown Mall and the community’s physical, social, and economic elements, in addition to safety adjacent retail properties to the east of the mall. The planning effort will and operations data and analysis for all travel modes. The PEL Study identified look at ways to keep this area viable for years to come, addressing land uses, a Focus Area along Hwy 47 between University Ave NW and Osborne Rd due redevelopment/revitalization options, multimodal transportation, and public to several compounding factors, including safety issues at intersections, high improvements. The plan will address equity, diversity, and affordability in and motor vehicle volumes, and freight generation and poor Pedestrian Level of around the Northtown area, promoting ideas that make the plan attainable for Service (PLOS). Transportation equity is also concerning in the area due to the those populations that value these qualities, and who currently live in and utilize high percentage of people of color and households living below the poverty the planning area.

NORTHTOWN MALL PLAN 5 02 / PROJECT APPROACH/WORK PLAN

A. STAKEHOLDER ENGAGEMENT are committed to a team approach and have earned a reputation for being collaborative partners who craft Our team’s process and hallmark of success is grounded design solutions that reflect the community’s vision. in collaboration. Our definition of collaboration starts with the development of a client partnership and is leveraged into the community. We are committed Stakeholder Identification to working with City staff, key stakeholders, and the Our first step will be working with City Staff to identify community throughout the planning process. We key stakeholders from the business community, property recognize that City staff are experienced and talented ownership, residents, regional employers, municipal planners, designers, and engineers and we are excited to developers, transportation agencies, and other invited work together as a unified team. participants.

Our approach will include establishing a community engagement plan upfront that incorporates inclusive On-Site Workshop and equitable community input throughout the process. We propose utilizing an intensive on-site design charrette We will provide a menu of options for engaging the to quickly develop options and alternatives with the community which may include stakeholder listening consultant team working collaboratively with produce sessions and interviews, site tours, placemaking, concepts that can be vetted to inform the development of storytelling, public meetings, pop-up events, developer redevelopment/revitalization strategies. roundtables, online surveys, and focused outreach to underrepresented communities (BIPOC, seniors, As a first step of the Workshop, we will conduct a series of youth, and people with disabilities). This inclusive confidential interviews to gather information from a broad and participatory process will allow stakeholders and cross-section of key stakeholders including mall owners, community members to inform plan recommendations tenant representatives, local mixed-use developers, and the opportunity to react to ideas as they evolve. brokers, community groups, City officials, transportation We plan to meet regularly with City staff and to agencies, and other key stakeholders. The goal is to conduct strategic engagement opportunities with elicit candid, direct commentary and define and build RIDGEDALE COMMONS - MINNETONKA community stakeholders, City Commissions and an environment and strategic premise for the future that Council. Engagement will include strategies that can leads to trust and collaboration from the start. INCLUSIVE OUTREACH be implemented during COVID-19 pandemic in-person This requires a carefully executed approach to interviews IS THE CORNERSTONE OF gathering restrictions. that will ensure that we connect with the right people. The interviews will identify key issues, opportunities, and DESIGN—EVEN VIRTUALLY Most importantly, it is our role as LISTENER that allows barriers so that the City and consultant team can focus its IT IS NECESSARY TO CREATE us to better understand the community’s vision for the efforts on the opportunities with the greatest promise. Northtown Mall planning area and we maintain the While individual comments can remain confidential, the ENGAGING MATERIALS role of listener throughout the design process. We team will prepare a “What We Heard” memorandum/ AND STRIVE FOR HIGH report summarizing key takeaways. PARTICIPATION 6 DF/ DAMON FARBER / GENSLER / SEH Day 1: Communication Strategy and Public 6. Review multi modal transit systems existing and planned to evaluate Morning: Stakeholder Interviews Engagement opportunities for integration and Afternoon: Work session with key stakeholders to We will provide electronic content to the city for inclusion improvement within the study area into existing city communication platforms, i.e., social identify issues and opportunities 7. Review of current and planned media, website, newsletters, other. We will host with the transportation networks city, a public open house/information session to introduce 8. Document regional and city parks, the preliminary plan recommendations. Day 2: existing open space and natural Consultant Team charrette to develop preliminary system amenities, trails and pedestrian redevelopment strategies, concepts and connectivity systems and identify gaps B. TECHNICAL SERVICES recommendations 9. Evaluate impacts of City and County planned investments within the area for Assessment streets, utilities and infrastructure Assessment will be conducted using available documents, Day 3: 10. Develop set of over-arching objectives Morning: Continued charrette session studies, and other applicable information from a variety and planning principles of sources, including City, County, Metropolitan Council, Afternoon: Presentation to staff and invited MnDOT, and other source documents of relevant data Market Analysis and Development Strategy stakeholders to base assessment options and recommendations for redevelopment of the Northtown Mall planning area. We believe there is a difference between a market analysis and development strategy. Our goal in this scope Presentations Based on initial assessment a defined study area will be developed for review and confirmation by the city of work will be to provide both: information that informs At key moments in the process consultant team action. A market analysis typically looks at projected presentations will provide opportunity for stakeholders, to guide the planning process and documentation. Specifically, our team will provide the following: real estate supply and demand and is intended to inform city officials and the community to provide feedback. We near-term development decisions (typically less than 1. Review existing base maps, studies, plans, believe that “people support what they help create” and 18 months). Because economic conditions change, and transportation, stormwater, and utilities thus, engaging people from the outset builds momentum. because supply and demand are in flux as new buildings infrastructure, and other applicable data to begin establishing an outline are built, market analyses have a limited shelf life. City Council Work Session of understanding of the study area In contrast, a development strategy examines the area’s underlying strengths and weaknesses, special qualities, Our experience shows that when people are equipped 2. Collect and review relevant local, regional and national data to guide our work real estate market fundamentals, how consumption with knowledge throughout the process, participants are organizes itself in today’s world (i.e. commodity or more likely to become champions of a plan. We propose 3. Conduct stakeholder interviews specialty), and the means (partnerships, programs, a City Council working session to introduce the members 4. Research best practices and innovative infrastructure investments, incentives, regulation, and to the analysis and details of the draft Plan document and redevelopment precedents for mall centers other “levers”) that can enhance existing opportunities to solicit open honest dialog and garner feedback. 5. Review watershed district stormwater requirements, methods, grants, and and create new ones in the near and long term. It current conditions within the study area emphasizes proactive approaches that public, private,

NORTHTOWN MALL PLAN 7 02 / PROJECT APPROACH/WORK PLAN

and philanthropic sectors can take that will make new > Competitive positioning of the Northtown financing tools/districts, establishment of incentives, new opportunities possible. For this reason, this scope begins Mall vis a vis other major retail centers phased development, etc. The consultant team expects with a market analysis and ends with a development such as the Mall of America, Rosedale this development strategy to be a “living document,” strategy. Center, and other nearby centers and be revised by key parties as they move forward. By > Summary of national development Our team will conduct a market analysis for the study working with the City and its planning partners to develop trends (aging population; technological area, drawing from previously completed market studies such a strategy, the team ensures that the plan truly has advancements including autonomous lasting value. and economic analysis in the City of Blaine and the vehicles, and “clicks and bricks” surrounding area. The market analysis will inform planning retail; etc.) likely to affect retail, office, for the Northtown Mall planning area and evaluate the housing, and hospitality on site The tasks described above will be combined into a final following: > Summary of two to four comparable mall report that includes the market analysis, case studies, > Both regional (Minneapolis/St. Paul MSA) and reuse projects, including key lessons learned development program, and development strategy and fine-grained local demographic and economic > Recommendations for how the site included in the final Master Plan document. information, including population and competitively positioned in the market, household growth, household incomes, and i.e. the competitive differentiators that ­Redevelopment/Revitalization Opportunities demographic makeup of the population, using will make the development unique in the US Census and ESRI Business Analyst the market place and serve as a special Building upon the work completed during the > Key existing information and context, such as place within the city and region assessment, market analysis, development program, surrounding uses and activity centers that are development strategy and insights and information likely to influence development uses on site obtained through the stakeholder engagement process; > Identification of market areas Development Program the consultant team will refine and develop preliminary for various land use types The market analysis will conclude with one or more concept plans and diagrams exploring opportunities recommended development programs for the Center and identified during the charrette process. Vetting of > Commercial market dynamics, including Corridor, including recommended future development retail and office rents, tenant types, the preliminary report will be key to the next steps of vacancy, absorption, etc., using CoStar by type (retail/commercial, office, lodging, housing, refinement. and other commercial real estate data healthcare, other), amount, scale, amenities, and other features. > Owner-occupied housing market dynamics, Preliminary Master Plan including the pace of permitting and Develop concept diagrams exploring alternatives for construction, months of supply on Development Strategy redevelopment, revitalization, and infill that create a the market, home values, successful unique authentic experience with a sense of place unique styles, and project amenities. Our team will prepare a development strategy that to the Northtown Mall planning area and Blaine. Concepts identifies one or more over-riding themes along with a > Rental residential market dynamics, will reflect sound urban design principles grounded in series of big-picture strategic moves, and recommended including pricing, vacancy, absorption, market data, reflect development program and strategies unit sizes, and amenities actions to be taken in order to move from the Mall’s as well as community identified priorities > Traffic and commuting patterns and current market position towards the desired future dynamics including the impact of program. Actions may include legal agreements / > We will identify key initiatives and catalyst projects to realize the concept transit/BRT on development partnerships, regulatory changes, tenant recruitment, demolitions, signage/branding, implementation of > An action plan that identifies potential public and private capital investments 8 DF/ DAMON FARBER / GENSLER / SEH > Concept plans and diagrams illustrating > Private/public opportunities for investment C. IMPLEMENTATION PLAN key redevelopment concepts for the > Open space and community Considering implementation must begin at the outset, mall and surrounding context gathering places, parks and trails not at the end of a planning effort. For that reason, we’ll > Develop multimodal transportation > Next step strategies for implementation need to understand as early as possible, the willingness of alternatives that enhance mobility to, from > Illustrative perspective sketches the key decision makers and participants to support this and within the Northtown Mall planning area > Appendix will include meeting notes, early process. Part of the planning process will be to identify > Identify infrastructure impacts and diagrams and concepts documenting logical uses and phases into achievable increments. investments and magnitude of the complete Master Plan process. Whether urban housing, new and/or revitalized retail, costs for public investment > Document will be electronic format office, entertainment, cultural facilities, recreation, or > Redevelopment phasing strategies public facilities, each of the components should be for project success thought of as potential distinct financial and operational Exhibits Damon Farber and our consultants have extensive elements. We will conduct consultant team presentations to city technical expertise in providing clear, concise and The team will provide a road map of next steps to build staff and appropriate departments, stakeholder groups innovative exhibits that clearly communicate all stages of on momentum and provide a set of requirements for from the previous work, hold a City Council work session the process. creating and supporting change within the Northtown and other agency review. Final document refinement will > We will use a variety of technologies and Mall planning area over time. be informed by this process. We will provide electronic techniques using a full toolbox of graphic > Action plan that identifies public and documentation for City distribution as appropriate. tools and skills from hand sketches to final private investments/commitments perspectives imagery to convey a future > Identify key initiatives and priority projects Final Master Plan vision and provide the City of Blaine with Integration of draft plan comments. Submission of Final the best products to communicate and > Preliminary costs of public Master Plan document comprising written and graphic engage discussion, the stakeholders and projects/improvements communication of all exhibits and include in addition to the community at all stages in the process > Phasing strategies the draft Master Plan document exhibits: > We intend to utilize diagrams, sections > Potential funding sources > Executive Summary and plans to illustrate concepts > Potential policy changes – zoning, land throughout the document use or other regulatory adjustments to > Final plans and diagrams > We will produce two selected perspective provide opportunities for transformation > Phasing and costs sketches to convey the vision and > Street identification and sections generate excitement around the > Proposed land use and transformation of the area over time development typologies WE PROVIDE A HIGH LEVEL OF DAY TO DAY PROJECT MANAGEMENT AND OVERSIGHT THAT CONSTANTLY BALANCES BUDGET, SCOPE AND SCHEDULE TO NAVIGATE THE PROJECT THROUGH THE MANY TWISTS AND TURNS WHICH CAN HAPPEN ON PUBLIC PROJECTS NORTHTOWN MALL PLAN 9 03 / PROJECT SCHEDULE TIMELINE CITY STAFF ENGAGEMENT/EXPECTATIONS This is a significant and important project for Damon Farber and the consultant team. Each firm has The core team will meet with City staff on a bi-monthly basis with identified and committed top leadership and talent contributing necessary time within the project weekly phone or virtual meeting check-ins with the project manager timeline to create and deliver a process and products that meet the highest level of professional and staff. We will look to the City to identify key stakeholders, arrange standards. Our team is ready to begin work immediately upon execution of the contract agreement. meetings for work sessions and engagement activities, and to review We anticipate an 8-9 month process to complete the outlined scope of work. The following and provide direction on work progress and products. schedule outlines the anticipated timeline. 2021 2022 PHASE / TASK AUG SEP OCT NOV DEC JAN FEB MAR APR

STAKEHOLDER ENGAGEMENT Kickoff Meetings City Staff Meetings Stakeholder Identification & Outreach Strategy Stakeholder Interviews On-Site Workshop Presentations City Council Work Session Public Engagement 1 2 3 Community Meeting (Early Oct) Community Meeting (Early Dec) Community Meeting (Mid Feb)

TECHNICAL SERVICES Physical Site and Context Assessment Precedent Analysis Market Analysis Development Program Development Strategy Preliminary Redevelopment/Revitalization Alternatives Review Preliminary Alternatives Prepare Final Redevelopment Master Plan

IMPLEMENTATION PLAN Action Plan Priority Projects Preliminary Cost Estimates Phasing Strategy Potential Funding Sources Policy Changes

MEETINGS: RECURRING MEETINGS (not depicted below): 1 Community Meetings Bi-Monthly Project Management Team Milestone Meetings (PMT) Meetings w/ City Bi-Weekly Project Manager Check-ins 10 DF/ DAMON FARBER / GENSLER / SEH Workshop/Working Session FEE/BUDGET / 04 FEES AND COMPENSATION SAMPLE BILLING Our team is confident and excited about the opportunity to work with you on this A sample billing is included within the 8/Supplemental Information. Damon Farber important document , which will guide future public and private investment in the utilizes an electronic billing system, AJERA. Billing is done monthly for work completed Northtown Mall area. Projects like this are dynamic and we would certainly welcome the during the previous month. Detailed information of work performed, by whom, opportunity to review the scope and fees with you in detail to insure they are aligned at hourly rates along with reimbursable expenses is detailed. Consultant work is with your goals and budget for the project. integrated into our bill with support documentation of people, hours, rates identified.

PROFESSIONAL FEES CURRENT WORK WITH THE CITY OF BLAINE Damon Farber does not have any current projects within the City of Blaine. Gensler is Task Est. Fee working with a confidential private client and SEH is finishing up work with MNDOT on the University and Central Avenue Corridor Study. Our team is happy to discuss any Stakeholder Engagement $18,000 concerns that the City of Blaine might have. Damon Farber $12,000 Gensler $4,000 SEH $2,000 HOURLY BILLING RATES Damon Farber Technical Services $72,000 Tom Whitlock - Principal $202.00 Damon Farber $35,000 Jeff McMenimen - Project Manager/Senior Associate $157.00 Gensler $20,000 Rachel Blaseg - Associate $122.00 SEH $17,000 Andrew Montgomery - Associate $122.00

Implementation Plan $10,000 Gensler Damon Farber $6,000 Managing Principal $350 - $425 Gensler $1,000 Principal $250 - $350 Senior Project Manager/Senior Designer $170 - $300 SEH $3,000 Project Manager $150 - $200 Total Base Fee $100,000 Job Captain/Designer/Project Architect $130 - $200 Draftsperson/ Junior Designer $110 - $140 Reimbursable Expenses $10,000 Intern $90 - $100 Billed at cost above consultant fees and estimated for: SEH • Travel costs including airfare, lodging, meals, car rental Greg Anderson - Senior Project Engineer $210.86 • Reproduction costs – printing, presentation materials • Delivery Heather Kienitz - Principal / Transportation Engineer $208.81 • Mileage rates per IRS standard Emily Jennings - Project Engineer $145.12 • Parking Dustin Cesafsky - Tech $124.83

NORTHTOWN MALL PLAN 11 Burnsville Heart of the City - Design Framework Update Roles and Responsibilities Matrix Expertise Required DFA HKGi SEH Dreamlab Project Management Public/Community Engagement Create and Maintain Website Planning and Zoning Review/Writing GIS Analysis Parking Supply Evaluation Multimodal/Mobility Assessment** Streetscape and Placemaking Design Guidelines ADA Compliance Park and Open Space Review and Needs Assessment Stormwater Guidelines Public Art Wayfinding and Signage Cost Estimating Special Assessment Policy Maintenance Plan Implementation Plan** Report Documentation 05 / PROJECT TEAM Lead Support

Blaine ‐ Northtown Mall Redevelopment/Revitalization Plan ** Added Scope Items Roles and Responsibilities Matrix Expertise Required DFA Gensler SEH Project Management Stakeholder Engagement Market Analysis and Development Strategy Transportation and Infrastructure Assessment Stormwater Management Park and Open Space Assessment Urban Design/Redevelopment Planning Cost Estimating Implementation Plan Report Documentation

Our Team The composition of our team reflects a desire to blend exceptional national retail and planning expertise with local experience and a proven track record of service, quality, and an unwavering passion for the creation of authentic and memorable places. The team we have assembled offers a rich history of working with communities locally and around the country to transform regional mall districts into vibrant, pedestrian friendly, mixed-use destinations that reflect the unique RIDGEDALE COMMONS - MINNETONKA character of each community. DF/ + SEH Damon Farber has been responsible for the design of some of our region’s most significant smart growth destinations OUR TEAM HAS like Excelsior and Grand, the Village at Mendota Heights and most recently the Master Plans for the Ridgedale Mall area for the City of Minnetonka and the Burnsville Center Village Plan for the City of Burnsville. This public/private experience WORKED TOGETHER allows our team a deeper understanding of the opportunities and challenges when revealing and enhancing the unique characteristics of the areas around existing retail hubs. ON COMPLEX Joining our team is Gensler Architectural Planning, a national architectural practice recognized for their leading edge thinking around next generation projects. Their expertise in mixed-use redevelopment and recent work with Burnsville Center and AND SUCCESSFUL the Rosedale Center Mall will lend a critical perspective for reimagining the possibilities for Mall redevelopment. We have LARGE-SCALE collaborated with Gensler on a wide range of projects for private, institutional and mixed-use clients. Rounding off our team is SEH Engineering, addressing the transportation, stormwater, and utility aspects of the project. We are currently working with SEH on the Ridgedale Mall Commons project, and they are also working with the city of PUBLIC PROJECTS Blaine and Anoka County on the Central and University Avenue Corridors. The University Avenue corridor is an important aspect of this project, and their expertise will allow us a better understanding of current transportation planning efforts. 12 DF/ DAMON FARBER / GENSLER / SEH DF/ DAMON FARBER GENSLER SEH

Location Location Location 310 S 4th Ave, Suite 7050 706 2nd Ave S, Unit 1200 310 S 4th Ave, Suite 7050 Minneapolis, MN 55415 Minneapolis, Minnesota 55402 Minneapolis, MN 55415

Key Personnel with Experience on Similar Projects Key Personnel with Experience on Similar Projects Key Personnel with Experience on Similar Projects Tom Whitlock, PLA - Principal-in-Charge (Project Lead) William M. Baxley, AIA - Principal / Managing Director Greg Anderson, PE - Senior Project Manager Jeff McMenimen, PLA - Project Manager Andre Brumfield, Assoc. AIA - Principal / Director of Emily Jennings, PE - Project Engineer Rachel Blaseg, PLA - Landscape Architect / Associate Urban Planning Heather Kienitz, PE - Principal / Transporation Engineer Andrew Montgomery - Project Designer / Associate Wes LeBlanc - Principal / Director of Analytics Michael Townsend, AIA, LEED BD+C - Senior Associate / Firm Role Firm Role Design Director Transportation, Utilities, and Stormwater Management Project Lead, Project Management, Stakeholder Engagment, Parks and Open Space Assessment, Urban Firm Role Design/Redevelopment Planning, Implementation Plan, Market Analysis and Development Strategy, Stakeholder Firm Overview and Report Documentation Engagement, Urban Design/Redevelopment Planning, SEH is a multi-disciplinary company that helps government, Implementatation Plan and Report Documentation industrial, and commercial clients find answers to Support Firm Overview complex challenges. SEH is committed to improving DF/ is an award-winning urban design and landscape Firm Overview the quality of life by designing safer, more sustainable architecture firm with a portfolio of exceptional projects infrastructure. SEH has civil engineering, surveying, Gensler supports the development of innovative places with of varied scales which reflect sensitivity to the natural natural resources, and environmental consulting staff. a philosophy of value-based design and comprehensive environment and a dedication to the needs of the The SEH team has experience with a wide array of street services that allow clients to collaborate with a continuous, community and our clients. Our firm strengths include and stormwater design throughout the Twin Cities. Our dedicated team from planning through construction. inspiring planning and design, community leadership and team has extensive civil engineering experience including engagement, extraordinary storytelling through graphics, Gensler Minneapolis actively seeks out opportunities to roadway and utility designs, multi-modal transportation disciplined research, and fiscal responsibility. be thoughtful participants in shaping the contemporary facilities and heavy industrial site infrastructure. SEH’s cultural fabric of our community through partnership, collaborative transportation planning teams use the DF/ has successfully led a variety of complex, large- service, trust, and innovation. latest traffic modeling techniques to plan, coordinate and scale public projects with similar budgets that require implement intelligent transportation systems. SEH works collaborating with diverse multi-stakeholder groups Our Minneapolis studio is committed to the Twin Cities and to accommodate future growth while aligning with Federal, composed of city representatives, partner organizations, its surrounding communities, but what makes us unique State, regional and local needs. regulatory agencies, property owners, neighborhood is the global knowledge, leading research, and culturally organizations, and advocacy groups. diverse perspectives we can offer our clients—all derivative of our 49 offices, 16 practice areas, and 5,000+ people worldwide.

NORTHTOWN MALL PLAN 13 05 / PROJECT TEAM

Tom Whitlock, PLA, ASLA President

Tom Whitlock is President of Awards Damon Farber, and has over > American Society of Landscape Architects Minnesota: twenty years of extensive experience + Burnsville Center: Redefining the Suburban Mall, Merit Award 2019 working collaboratively with public + Ridgedale Public Realm Guidelines, Merit Award 2018 + Carlton Science Center at 3M World Headquarters, and private clients on award winning Merit Award 2017 projects across the Midwest. As principal- + Central Park - City of Maple Grove, Merit Award 2017 in-charge, he is responsible for ensuring that the firms design work + University of Minnesota Cancer + Cardiovascular Research exceeds the expectation of all project stakeholders. Tom has earned Building, Award of Excellence 2014 a strong reputation as a valuable leader and an effective collaborator. + Fairview/Amplatz Children’s Hospital at the University of Minnesota - Minneapolis, MN, Merit Award 2014 + Ramsey County Roseville Library, Honor Award 2012 Tom is leading Damon Farber by honoring the design forward and client + Town Green Park - Maple Grove, MN, Merit Award 2011 Excelsior & Grand - centered service that has made it a top landscape architecture and site Saint Louis Park, MN + Grand Forks Greenway - Grand Forks, ND, Merit Award 2008 planning firm in the Midwest. He has been an integral part of Damon + The Town Green at Excelsior & Grand - St. Louis Park, MN, Merit Farber since 1993, and became President in the spring of 2011. Award 2007 Tom’s work has been recognized by ASLA, AIA and ULI. A University > Southern MN Scene Magazine: Vetter Stone Amphitheater of Minnesota alum, he remains tied to the College of Landscape in Mankato, MN, Best Place for Live Music 2013 Architecture and has been published in Landscape Architecture > Nation’s 1st LEED-ND (Neighborhood Design) Excelsior & Grand, 2005 Magazine, Architecture Minnesota, Architecture Week and Fabric Relevant Experience Architecture. > Burnsville Center Village Redevelopment Plan - Burnsville, MN Credentials > Ridgedale Public Realm Guidelines - Minnetonka, MN > Registered Landscape Architect: MN 26292 > Midtown Greenway Community Safety > Minneapolis Downtown Experience Committee Chairperson Design Guidelines - Minneapolis, MN > Minneapolis Downtown Council Board Member > Midtown Greenway Extension Economic Impact Statement - Minneapolis, MN > Minneapolis Regional Chamber of Commerce Board Member > Downtown Improvement District Master Plan - Minneapolis, MN > Urban Land Institute Member > Ridgedale Commons - Minnetonka, MN > AIA Allied Member > Front Street Planning & Design - Mankato, MN > ASLA-MN Trustee and Past President > Lake Elmo Branding Study - Lake Elmo, MN Education > Smart Growth Opportunity Site Master > BLA Landscape Architecture - University of Minnesota Plan– Brooklyn Center, MN > BED Environmental Design - University of Minnesota > Excelsior & Grand - Saint Louis Park, MN > Lake & Superior - Wayzata, MN > Downtown Wausau – Wausau, WI > 66th Street corridor Plan - Hennepin Cty, Richfield, MN > Hennepin Avenue Improvements – Minneapolis, MN 14 DF/ DAMON FARBER / GENSLER / SEH Jeff McMenimen, PLA, ULI Senior Associate / Project Manager

Jeff is a Senior Associate with Awards Damon Farber and has over > Chaska Downtown Master Plan, MN APA Success twenty-eight years of experience Stories in Implementation, 2017 leading a broad range of complex and > Great River Passage Master Plan, MN APA Excellence in Community Engagement, 2015 award-winning landscape architecture > Great River Passage Master Plan, ASLA-MN Merit Award, 2014 and urban design projects. Jeff’s areas of > Great River Passage Master Plan, MN APA Innovation in Planning, 2014 expertise include urban design, park planning and design, campus, > Great River Passage Master Plan, ASLA- community, retail, and resort planning, and public space design. He MN People’s Choice Award, 2013 has devoted his efforts to planning and designing memorable places > Great River Passage Master Plan, ASLA-CO Merit Award, 2013 through collaborative efforts with clients and communities. Jeff’s > Denver Commons/Riverfront Park Urban Design Riverfront Park TOD Plan - Denver, CO experience designing landscapes and public spaces that stimulate Plan, ULI Award of Excellence, 2011 the gathering and exchange of ideas, is balanced by understanding > Denver Commons/Riverfront Park Urban Design natural systems and by connecting people to people and people to Plan, Driehaus Form-Based Code, 2010 nature in successful and sustainable ways. > Kierland Commons Urban Design Plan, ULI Award of Excellence, 2009 Highlights of Jeff’s project experience include providing design > UMore Park Community Master Plan, ASLA-MN Honor Award, 2009 leadership for Riverfront Park in Denver, Colorado, a project that has > Denver Commons/Riverfront Park Urban Design Plan, CNU Charter Award, 2003 American Society transformed an underutilized neighborhood on the edge of downtown of Landscape Architects Minnesota Denver into a showcase urban village; Kierland Commons in Phoenix, Arizona, urban design for 40-acre mixed-use development, Relevant Experience including streetscape design, plaza, and retail pavilions; and the > Greater Southdale Urban Design Plan, Edina, MN* Greater Southdale Urban Design Plan in Edina, Minnesota, a vision > West Side Flats Master Plan and Development for a more densely developed Southdale Mall District, employing Guidelines, Saint Paul, MN* strategies for infill of surface parking lots, street-fronted architecture, > Eden Prairie Town Center Design Guidelines, Eden Prairie, MN* enhanced pedestrian and bicycle connections, and active public > Eden Prairie Town Center Redevelopment spaces. Study, Eden Prairie, MN* Credentials > Southwest LRT TOD Planning, Hennepin County, MN* > Registered Landscape Architect: MN 43941 > Chaska Downtown Master Plan and Design Guidelines, Chaska, MN* > Urban Land Institute Member Fergus Falls Downtown and Riverfront > MN ULI Resilient Communities Council > Master Plan, Fergus Falls, MN* > University of Colorado at Denver and University of Minnesota College of Design - Guest critic & Mentor > Kierland Commons Mixed-Use Urban Design Plan, Phoenix, AZ* > 16th Street Mall Design, Denver, CO* Education > Riverfront Park Master Plan, Denver, CO* > Bachelor of Landscape Architecture - University of Minnesota > Lincoln Commons, Denver CO* > Master of Urban Design studies -University of Colorado at Denver * Projects completed with another firm NORTHTOWN MALL PLAN 15 05 / PROJECT TEAM

Rachel Baudler Blaseg, PLA Associate / Project Landscape Architect

Rachel Blaseg is a registered Awards Landscape Architect with more > American Society of Landscape Architects Minnesota: than ten years of experience in + Memorial to Survivors of Sexual Violence, Award of Excellence 2021 the Twin Cities and San Francisco + Ridgedale Public Realm Guidelines, Merit Award 2018 regions. She is dedicated to artful + Sandy Hook Memorial, Merit Award 2018 design and improving the quality + Burnsville Center: Redefining the Suburban Mall, Merit Award 2019 of public space. Rachel specializes in computer visualization, + Weisman Art Museum Plaza, Merit Award 2012 animation, and graphic design to create clear communication tools Delta Alliance Young Professionals Award, U.N. for clients that seamlessly facilitate the dialogue between analysis, > Conference for Sustainable Design design and implementation. > ASLA-MN Student Honor Award Burnsville Center Village Redevelopment Vision - Since joining Damon Farber in 2013, Rachel has contributed to > University of Minnesota Landscape Burnsville, MN Architecture Capstone Honor Award national, regional, and local award winning projects spanning a Wayne Grace Award, Council of Landscape diverse range of scale, complexity and types, from large scale public > Architectural Registration Board projects and master planning efforts to memorial installations. Her portfolio includes the University of Minnesota Chemistry Undergraduate Teaching Laboratories, Ridgedale Public Realm Relevant Experience Guidelines, and the Memorial to Survivors of Sexual Violence. > Ridgedale Public Realm Guidelines - Minnetonka, MN > Burnsville Center Village Redevelopment Plan - Burnsville, MN In addition to practice, Rachel is an Adjunct Professor at the > Minnetonka Streetscape - Minnetonka, MN University of Minnesota College of Design where she teaches > Granite Falls Memorial Park Master Plan- Granite Falls,, MN studio and graphic representation courses. She holds a Masters of > St. Croix Preparatory Academy- Stillwater, MN Landscape Architecture from the University of Minnesota where she > Mankator Downtown Small Area Plan - Mankato, MN received the ASLA-MN Honor Award and Capstone Honor Award. > Lake Elmo Urban Design & Branding - Lake Elmo, MN Rachel was awarded the Delta Alliance Young Professionals Award > Minneapolis Convention Center Plaza - Minneapolis, MN at the U.N. Conference for Sustainable Design. > Pentagon Park Redevelopment - Edina, MN Credentials > Minneapolis Downtown Improvement District - Minneapolis, MN > Registered Landscape Architect: MN 59086 > University of St. Thomas Masterplan - Saint Paul, MN > Adjunct Professor, Studio & Computer Visualization Courses > Central Park - Maple Grove, MN - University of Minnesota College of Design, 2012-present > Midtown Greenway - Minneapolis, MN > Excelsior Commons Master Plan - Excelsior, MN Education > Master of Landscape Architecture - University of Minnesota > BA Environmental Studies and Sociology - University of California Santa Cruz

16 DF/ DAMON FARBER / GENSLER / SEH Andrew Montgomery Associate / Project Designer

Andrew joined Damon Farber Awards in the Fall of 2015 after working > American Society of Landscape Architects Minnesota: + HWS Cleveland Award, 2015 primarily on large scale planning + Burnsville Center Village Vision Plan, ASLA Merit Award 2019 and development projects. His + Ridgedale Commons Planning - ASLA Minnesota Merit Award experience both as a professional and as an educator has led him to appreciate the perspectives of others. Understanding the thoughts Relevant Experience and insights of clients and stakeholders to inform both the design > Water Works Park - Minneapolis, MN process and end result are key to his process to ultimately enrich > Burnsville Center Village Redevelopment Plan - Burnsville, MN the lives of those who will use the landscape. Andrew’s passion lies > Excelsior Commons Master Plan - Excelsior, MN > Ridgedale Commons - Minnetonka, MN Ridgedale Commons - Minnetonka, MN in the appreciation for and importance of water – both as a design medium, as well as a key component to the health and vitality of > Saint Paul Grand Rounds* - Saint Paul, MN natural systems. > Target Field Station* - Minneapolis, MN > 35W Lake Street BRT Station* - Minneapolis, MN Andrew is currently an Adjunct Assistant Professor at the College > 35W Lake Street Visual Quality Manual* - Minneapolis, MN of Design where he teaches a class on sustainable landscape > Chippewa Falls Riverfront Master Plan* - Chippewa Falls, WI architecture and planning practices as well as serves as a frequent > Chippewa Falls Riverfront Phase 1 Park* - Chippewa Falls, WI guest lecturer and jury member for the graduate school’s design > Riverside North Master Plan* - La Crosse, WI studios. > Onalaska Riverfront Master Plan* - Onalaska, WI > Cloquet Riverfront Master Plan* - Cloquet, MN > Linden Hills Small Area Plan* - Minneapolis, MN * Work completed while at other firm

Credentials > Adjunct Professor, University of Minnesota Department of Landscape Architecture, 2014-current

Education > Master of Landscape Architecture - University of Minnesota > Bachelor of Environmental Design - University of Minnesota

NORTHTOWN MALL PLAN 17 05 / PROJECT TEAM

William M. Baxley, AIA Principal / Managing Director, Gensler Minneapolis

Bill is dedicated to working Selected Project Experience with clients to responsibly and > Rosedale Center, Market Analysis & Redevelopment Plan, effectively create environments that Roseville, MN - 1.2M speak to the heart of a community. > Burnsville Center, Master Redevelopment, Burnsville, MN- 4.35M > University 2407, Mixed-Use Development, Minneapolis, MN - 1.5M For more than 30 years, through an > North Loop Green, Mixed-Use Development Master Plan, approach that emphasizes dialogue, transparency, and inquiry, Bill Minneapolis, MN - 1.2M Baxley leads teams in the creation of dreams that support the dynamic > Confidential Consumer Goods Client framework of life. His work has been awarded locally and nationally for Headquarters, Blaine, MN - 120,000 the creation of public, corporate, and educational projects. > The Dayton’s Project, Building Repositioning, Mpls, MN - 1.2M > YWCA, Mixed-Use Block Feasibiity Study, St. Rosedale Center, Market Analysis & Redevelopment Bill understands successful design extends beyond a building’s walls Paul, MN - 80,000 Plan, Roseville, MN into the broader context of community. He emphasizes a message of > 1101 West Broadway Renovation, Minneapolis, MN* - 12,000 sustainability not only through the selection of materials and methods, > 29th and Lyndale Redevelopment, Minneapolis, MN* - 48,000 but also by creating meaningful work that will meet the evolving needs > Chicago-Lake Redevelopment, Minneapolis, MN* - 150,000 of clients and community. > Delisi Building, Minneapolis, MN* - 40,000 > France and Excelsior Development, Minneapolis, MN* - 250,000 Bill connects people to their surroundings through the careful > Fung Properties, Ice House Development, manipulation of light, material, and space to create environments that Minneapolis, MN* - 200,000 encourage and support contemporary life. > Kingfield Market, Mixed-Use, Minneapolis, MN* - 180,000 > Lost Lake Office Development, Mound, MN* - 50,000 Credentials > Minneapolis Public Housing Authority Offices, > 30 Years of Experience Master Plan, Minneapolis, MN* Joined Gensler in 2017 > > Mound Harbor Renaissance, Master Plan, Mound, MN* - 15 acres MoZaic Mixed-Use Development, Minneapolis, MN* - 300,000 Background > > Bachelor of Architecture, Syracuse University, Syracuse, NY > One Fourth Avenue Development, Minneapolis MN* - 20,000 > Facolta Di Architectura, Firenze, Italia > The Pacific Redevelopment, Minneapolis, MN* - 600,000 > Sons of Norway, Mixed-Use Development, Minneapolis, MN* - 400,000 > Spring Park Ecological Housing Preserve, Spring Park, MN* - 50,000 > St. Paul Riverfront Development, St. Paul, MN* - 800,000 > Eden Prairie Design Standards, Downtown Plan, Eden Prairie, MN* > City of Inver Grove Heights Municipal Master Plan, Inver Grove Heights, MN* - 20 acres *Experience prior to Gensler

18 DF/ DAMON FARBER / GENSLER / SEH Andre Brumfield, Assoc. AIA Principal / Global Director, Cities + Urban Design Practice / Director of Urban Planning

Andre is the Global Director of Selected Project Experience Gensler’s Cities + Urban Design > Rosedale Center, Market Analysis & Redevelopment Plan, practice. He applies his extensive Roseville, MN experience in the fields of urban > University 2407, Mixed-Use Development, Minneapolis, MN design, planning, and architecture to > Citadel Mall Redeveopment Plan, Charleston, SC focus on urban redevelopment and the > Oak View Mall Redevelopment Plan, Omaha, NE revitalization of urban districts. > Memorial City Redeveopment Plan, Houston, TX > Market Square, Mixed-Use Master Plan Development and Vision Andre has committed his career to improving cities and their Concept Study, Minneapolis, MN neighborhoods. He has extensive experience in revitalizing distressed > Woodlawn Station Mixed-Income Development, and economically challenged urban environments, working with Chicago, IL Rosedale Center, Market Analysis & Redevelopment developers, public agencies, and non-profit organizations to develop > Town Hall Apartments Senior Housing, Chicago, IL Plan, Roseville, MN affordable and mixed-income housing. > Oakwood Shores Redevelopment Plan, Chicago, IL His strong background in transit-oriented development, corridor master > Southbridge Redevelopment Plan, Chicago, IL planning, and repositioning urban industrial centers is represented in > Cabrini Green Redevelopment Plan & Phase I, Chicago, IL his broad range of work and product types—which include blending > West Woodlawn Urban Infill Plan, Chicago, IL residential, office, institutional, retail, open space, and commercial uses > Austin Homes Redevelopment Plan, Knoxville, TN into a larger master planning vision and implementation strategies. > Southtown Redevelopment Plan, Birmingham, AL > Infill on the Cut Redevelopment Plan, Detroit, MI Credentials Warehouse District Redevelopment Plan, Cleveland, OH > 23 Years of Experience > 16th & Bagley Mixed-Use Master Plan, Detroit, MI > Joined Gensler in 2012 > > Collingwood Green Redevelopment Plan, Toledo, OH* Background

> Master of Urban Planning, University of Washington > North Harbor Neighborhood Master Plan, East Chicago, IN* Graduate Certificate in Urban Design > Park Boulevard Master Plan, Chicago, IL* > Bachelor of Science in Architecture, > West Haven Park Master Plan, Chicago, IL* University of Wisconsin-Milwaukee > Rosa Parks Neighborhood Master Plan, Detroit, MI > Undergraduate Certificate in Urban Planning > Greater Hazelwood Neighborhood Master Plan, Pittsburgh, PA > American Planning Association, Member > West Quarters Corridor Plan, West Allis, WI > Chicago Plan Commission, Board Member *Experience prior to Gensler > Urban Land Institute - Urban Revitalization Council, Vice Chair > Urban Land Institute, Rose Center Faculty > Metropolitan Planning Counsel, Member > National Organization of Minority Architects, Member > World Business Chicago, Member > South East Chicago Commission, Board Member > Lambda Alpha International -Ely Chapter, Member NORTHTOWN MALL PLAN 19 05 / PROJECT TEAM

Wes LeBlanc Michael Townsend, AIA, LEED BD+C Principal / Director of Analytics Senior Associate / Design Director

Wes is an Select Project Experience Driven to Select Project Experience economist who > Rosedale Center, Market Analysis & help enable > Rosedale Center, Market Analysis & employs real Redevelopment Plan, thoughtful Redevelopment Plan, Roseville, MN - 1,200,000 Roseville, MN - 1,200,000 estate analysis, and engaging > Eastern Hills Mall Redevelopment > Burnsville Center Master Redevelopment, financial due Plan, Buffalo, NY - 300 acres experiences through Burnsville, MN - 4,356,000 diligence, and market > Yorktown Mall Redevelopment design, Michael has > The Dayton’s Project, Building assessments to help stakeholders interpret data Analysis, Chicago, IL* been instrumental in the success of a diverse Repositioning, Minneapolis, MN - 1,200,000 and make meaningful project decisions. > Menlo Park Innovation District Plan, array of projects both globally and hyper-locally. > 35 N State, Chicago, IL - 65,000 Minneapolis, MN - 2,000,000 > Market Street Place, San Wes leads the Gensler Analytics group — a As the Mixed-Use Practice Area Leader for the quantitatively focused team of professionals > The Dayton’s Project, Building Repositioning, Francisco, CA - 270,000 Minneapolis, MN - 1,200,000 firm’s North Central region, Michael helps a including economists, market analysts, > Seritage Properties > Santa Clara Mixed Use variety of clients envision vibrant developments > Joliet Mall Repositioning, Joliet, IL business planning professionals, urban Development, Santa Clara, CA and communities, balancing forward-thinking planning professionals, economic development > Colonie Center Sears Repositioning > Woodlawn Neighborhood creativity with a foundation of informed strategy. Study, Albany, NY - 170,000 specialists, and statisticians, among others. Redevelopment Plan, Chicago, IL > Westfield Galleria at Roseville, Expansion The role of Gensler Analytics is to create and > City of Brampton CAA / Uptown Recognized across Gensler for his sketching and Renovation, Roseville, CA - 350,000 help stakeholders accurately interpret data and Framework Plan, Ontario, Canada and visualization abilities, Michael shepherds > Navy Pier East End Redevelopment, information, developing meaning for project > City of West Allis, HWY 100 Market and communicates design and vision on Chicago, IL - 200,000 Analysis, West Allis, WI - 2,600,000 directions that is based on objective fact. Most some of the firm’s most complex projects, > Rivali Park, Mumbai, India - 20 acres > City of Chicago Plan for often such information is economic or financial including: the repositioning of the iconic Willis > Shanghai Advanced Research Institute Transformation 2.0, Chicago, IL in nature, though it may also take the form of Tower, the preservation and re-imagining of Campus, Pudong, China - 130 acres > County of Santa Clara, Reid-Hillview user analysis, modeling, program development, the Dayton’s building in Minneapolis, a finely > Sands Corporation, Cotai Retail Site Analytics, San Jose, CA benchmarks, best practices, or key performance tailored headquarters for E&J Gallo Winery, the Development at the Phoenix-Cotai, > Corktown Repositioning & Programming, Macau, China - 6,500,000 indicators (KPIs). Detroit, MI - 1,200,000 revitalization of the U.S. Courthouse and Federal > Starwood Retail Partners MacArthur Credentials Building in Honolulu, the playful hacking of the > Oakwood Shores Neighborhood Center Repositioning Study Willow 14 Years of Experience > Redevelopment Plan, Chicago, IL Facebook headquarters in Menlo Park, and iconic Bend Repositioning, Plano, TX > Joined Gensler 2012 > Confidential TOD Master Plan, hospitality and retail projects in India, Asia, the Education Chicago, IL - 20,000,000 Middle East, and across the United States. > Bachelor in Business Administration and > Peoria Housing Authority Credentials Economics (BBA), St. Edward’s University, Redevelopment, Peoria, IL > 14 Years of Experience Summa Cum Laude, Austin, TX > Rosa Parks Clairmount Neighborhood > Joined Gensler 2006 > International Comparative Political and Redevelopment, Detroit, MI > Registered Architect, State of IL Economic Systems (ICPES) Georgetown > The Plaza at Solana Mixed Use University, Washington, D.C. Master Plan, Dallas, TX Education > International Economics, Trade, and Finance, > Lakewood Redevelopment, New > Bachelor of Architecture, Kansas London School of Economics (LSE), England Orleans, LA* 352,000 State University, Manhattan, KS *Experience prior to Gensler 20 DF/ DAMON FARBER / GENSLER / SEH Greg Anderson, PE Emily Jennings, PE Heather Kienitz, PE Senior Project Manager Project Engineer Principal / Transportation Engineer

Greg is a senior project manager Emily is a professional engineer Heather has dedicated herself with extensive civil engineering specializing in municipal, to working closely with agency experience, specializing in industrial and construction and community stakeholders to municipal engineering. Greg has permitting, hydraulic and develop highly inclusive, context- served as city engineer for several hydrological analysis, stormwater sensitive solutions for the past 23 smaller municipalities and townships conveyance modeling and design years. She routinely leads complex in east central Minnesota. He also has including roadways, ditches and Best multimodal traffic engineering projects project management experience for municipal and county engineering Management Practices (BMP) and construction stormwater inspections. for area plans, preliminary designs and final designs. Heather’s projects including sanitary sewer, water main, storm sewer, street and Emily’s project experience includes stormwater planning, culvert particularly experienced with the retrofit, reconstruction or new highway design. Greg’s responsibilities include site plan review, permit hydraulics analysis, stormwater management design, stormwater construction of bicycle and pedestrian facilities and enhancements. A review, drainage review, as well as conducting and supervising all conveyance modeling and design, Stormwater Pollution Prevention natural collaborator, Heather believes in working closely with agency aspects of project design and construction for a variety of municipal Plan (SWPPP) design, and Municipal Separate Storm Sewer Systems and community stakeholders to develop multimodal transportation projects. program coordination and design. solutions. Credentials Credentials Credentials > Professional Engineer in MN (#42804, 2003) > Professional Engineer in MN (#26859, 1999) > Professional Engineer in MN (#56622, 2018) > Institute of Transportation Engineers, Member (1999-present) > Design of Construction of Stormwater Pollution Prevention Professional Associations Plan (SWPPP) (2013), University of Minnesota > Professional Engineer in MN (#26859, 1999) Education > University of Minnesota Duluth, Chair (2012-2013) > Bachelor of Science - Civil Engineering Education > American Society of Civil Engineers, Member (2013-present) University of Minnesota-Minneapolis (1998) > Minnesota Public Works Association, Member Education Relevant Experience > American Public Works Association, Member > Bachelor of Science - Civil Engineering > Multimodal and Complete Streets (City > City Engineers Association of Minnesota, Member University of Minnesota-Duluth (2013) of Burnsville) – Burnsville, MN

Project Manager. SEH and a partner firm recently Relevant Experience Relevant Experience embarked on this project to create a multi-modal plan Comprehensive Sanitary Sewer Plan > > Municipal Separate Stormwater Sewer System and complete streets policy for the City of Burnsville (City of Blaine) – Blaine, MN (MS4) Compliance Assistance and Program > TH 47/TH 65 Planning and Environmental Linkages (PEL) Project manager on the sanitary sewer plan update. Development – Various Communities, MN Study (Minnesota Department of Transportation West Greg prepared modeling for existing sanitary sewer Emily is the project engineer and project manager Metropolitan District) – Minneapolis to Blaine, MN system, completed modeling for the ultimate responsible for the coordination and design of various Deputy project manager and multimodal analysis lead, forecasted growth of the City’s trunk sanitary aspects of stormwater SOPs and ERPs for 10+ Minnesota developing an innovative and holistic approach to evaluating sewer system and prepared report findings. MS4 permittees, including the cities of Vadnais Heights, safety and performance for all modes in conjunction with land > TH 65/242 Utility Relocates (City of Blaine) – Blaine, MN Gem Lake, Cambridge and Burnsville, amongst others use and demographics for the two diverse 10-mile corridors. Project manager on a new single point urban > Jefferson Street Reconstruction (City of Blaine) – Blaine, MN > Minnesota’s Best Practices for Pedestrian and Bicycle interchange with TH 242 over TH 65 and construction Emily served as a water resources engineer on this Safety (Toole Design Group) – Statewide, MN of TH 65 overpasses at 121st and 129th Avenues. Municipal State Aid Project was one of the first projects SEH provided traffic engineering services, research and > Jefferson Street Reconstruction (City of Blaine) – Blaine, MN in the City’s need Pavement Management Program. best practices to update MnDOT’s Bicycle and Pedestrian Overall project manager responsible for oversight > Oakdale Helmo and Greenway Station Drainage – City of Oakdale Safety Handbook. As the Multimodal Traffic Engineer, Heather of the team, budget and schedule. This Municipal Emily served as the lead water resources engineer responsible led the SEH team’s work, which focused on pedestrian State Aid Project was one of the first projects in the for the review of preliminary plans for a large, future development and intersection control strategies to address safety and City’s need Pavement Management Program. areas to accommodate a new bus line within the City of Oakdale. operational needs of people walking, rolling and biking. NORTHTOWN MALL PLAN 21 06 / PROJECT EXPERIENCE

CR 42 BRIDGE AND MCANDREWS PARKWAY PEDESTRIAN CONNECTION IMPROVEMENTS BURNSVILLE CENTER MALL

SOUTH COMMONS PARK / PLAZA

County Rd 42

r. D n Aldrich Avenue EARLEY LAKE PARK e v CONNECTION a h n r u B 35 W

EARLEY LAKE NORTH COMMONS PARK

ALDRICH AVE STREETSCAPE IMPROVEMENTS

SERITAGE MIXED USE REDEVELOPMENT

Buck Hill Road

ALDRICH AVENUE EXTENSION

WINTER GARDEN PARK

BURNSVILLE CENTER VILLAGE REDEVELOPMENT VISION BURNSVILLE, MN DF/ DAMON FARBER Recent major retail store closings have impacted the viability of Malls across the county and the City of Burnsville GENSLER took a proactive approach initiating a planning study to re-envision Burnsville Mall Area. Damon Farber lead a Project Facts multidisciplinary team to review current market trends, and developed a multi-phased vision plan transforming this + Completed 2018 auto-centric retail district into new mixed use neighborhoods with residential housing, parks, office, hotel and retail + Size: 130 acres linked through a connection of pedestrian friendly roads and trails and a network of streets and transit connections. + ASLA-MN Merit Award for Planning & Urban Design

Project Relevance + Stakeholder Engagement and Community Outreach + Transportation assessment for Bus Rapid Transit station locations and roadway infrastructure improvements + Green and Smart Streets + Redevelopment and Funding Strategies

22 DF/ DAMON FARBER / GENSLER / SEH planted areas 19% 81% TURF NATIVE PLANTS

105 trees planted gallons H20 66k intercepted/ yr lifetime benefit $378k value

5880 lbs SEQUESTERED /yr by mature trees

GAIN 54% in PERVIOUS SURFACE

100% recycled water for irrigation

Y T I S R

E

V 83 I

D PLANT SPECIES O I

B 96% NATIVE/ native cultivars

RIDGEDALE COMMONS + RIDGEDALE AREA IMPROVEMENTS MINNETONKA, MN DF/ DAMON FARBER The City of Minnetonka undertook a proactive process to re-envision the Ridgedale Mall area, a suburban shopping SEH mall built in 1974. Wanting to respond to the changing needs of their community, the City engaged a team of Project Facts national experts, including Damon Farber, to create a ‘District Vision’ to illustrate a vibrant new model for living, + Construction begins 2021 working, and recreation while also building stakeholder support. Ridgedale Commons is a signature open space + Size: 1.8 acres that transforms a portion of the Ridgedale Mall parking lot into a community gathering space with lush gardens, + ASLA-MN Merit Award for Planning & Urban Design creative play areas, an open lawn and a flexible plaza. The park is part of a larger long-term vision to transform the Ridgedale area into a mixed-use community with higher-density housing and bike and pedestrian-friendly design.

Project Relevance + Sustainable open space design + Stakeholder Engagement Process + Alignment with City goals and identity + Strategies for green infrastructure improvements + Identification of public realm improvements including open space opportunities NORTHTOWN MALL PLAN 23 06 / PROJECT EXPERIENCE

PROGRAM SCENARIOS | SCENARIO COMPARISON

General Mix Entertainment/Retail Focused Town Center

Market-Rate Market-Rate Market-Rate Apartments Multi-Tenant/ Apartments Multi-Tenant/ Apartments Multi-Tenant/ Co- Medical Office Co- Medical Office Co- Medical Office Working Working Age Restricted/ Working Age Restricted/ Age Restricted/ Senior Living Senior Living Senior Living

Grocery/ Grocery/ Grocery/ Nbhd Nbhd Nbhd Pharma/ Pharma/ Pharma/ Retail Retail Retail Personal Svc. Personal Svc. Personal Svc. Midscale Midscale Midscale Hotel Hotel Market-Rate Hotel Market-Rate Market-Rate Flagship Flagship Apartments Flagship Apartments Apartments Expanded Expanded Expanded F&B F&B F&B Entertainment PSYCHOGRAPHICEntertainment ASSESSMENT | SPENDINGEntertainment PATTERNS Venue Venue Venue Food Market/ Food Market/ Food Market/ Activated Craft Brewery Activated Craft Brewery Activated Craft Brewery Landscape HighLandscape F&B and retail potential among severalLandscape consumer types

The nearly 35,000 households within three miles of the site can be clustered into five consumer types. These consumer types have unique spending habits due to Live 150,000 SF their150,000 respective SF lifestage, income levels, and interests. 400,000Suburbanites SF and Successful Young Professionals are typically the highest spending consumer types. Work 50,000 SF 20,000 SF 20,000 SF Shop 40,000 SF 70,000 SF 90,000 SF Play 50,000 SF 80,000+ SF 80,000+ SF FIXED INCOME SENIORS Stay 80,000 SF 80,000 SF6,732 households, Median Household Income: $48,800 80,000 SF Older suburban households, many of which are empty nesters and/or 370,000 SF 400,000+retired. SF 670,000+ 180 SF High Interest in Active Lifestles

SUBURBANITES 160 Rosedale Center Master Plan Socoeconomic & Real Estate Analysis 5,590 households, Median Household Income: $91,300 23 Well-educated and higher income families residing in suburban F&B Spending Potential communities. With Younger Households Greater Spending for Goods and Services 140

MIDDLE-CLASS PROFESSIONALS 11,047 households, Median Household Income: $57,900 120 Professional couples or early-stage families with above average income.

100

SPENDING PROPENSITY SPENDING U.S. AVERAGE SUCCESSFUL YOUNG PROFESSIONALS 9,851 households, Median Household Income: $76,500 Predominantly single, well-educated professionals living in or near urban 80 neighborhoods.

60 RISING STUDENTS AND PROFESSIONALS F&B Grocery Convenience Retail Shopping/Apparel Home Goods Personal Services Active Lifestyle Culture/Entertainment 4,199 households, Median Household Income: $45,000 College students and early professionals living predominantly single and active urban lifestyles.

Source: Bureau of Labor Statistics, OnTheMap Rosedale Center Master Plan Socoeconomic & Real Estate Analysis 9

ROSEDALE MALL REPOSITIONING ROSEVILLE, MN GENSLER Gensler has been working with the City of Roseville to create a master plan for a distressed suburban mall. The goal Master Plan Completed Services Provided of the master plan is transform the mall into a lifestyle center by introducing a broad range uses and create a new 2019 + Baseline town center. Gensler’s Urban Design & Analytics team performed multiple robust analyses to provide an overview + 1,500,000 sq ft Socioeconomic of household demographics, real estate, businesses, hotels, and amenities to get an understanding of the mix and + Retail: 1,320,000 sf Assessment how the new lifestyle center could differentiate itself from other local offerings. Following these analyses, Gensler’s + Office/Commercial: + User Profile and design team facilitated a daylong a visioning session with key project stakeholders to understand how the mall 100,000 sf Segmentation functioned and explored ways to create a new future for the property. The project is currently in the entitlement + Senior Housing: + Psychographic analysis 175 units + Real Estate Analysis stage, with Phase II of the master plan focusing on the north side of the mall. + Market-Rate + Gap Analysis Project Relevance Housing: 500 units + Demographic Analysis + The Master Plan introduces 150 units of senior housing, 250 units market-rate rental units + Hotel: 250 keys + Program Development a 120-key hotel, and more than 100,000 sf of new office and commercial space. + Community + All new buildings are supported by ground-floor retail with restaurants, shops, and entertainment options. Engagement + A series of open spaces connect new development to the “soft” edges of the mall and are lined with food, beverage, and other + Master Planning entertainment uses. 24 DF/ DAMON FARBER / GENSLER / SEH OUR TEAM IS EXPERIENCED IN COORDINATING WITH DIVERSE STAKEHOLDER GROUPS AND CREATING DESIGN THAT IS RESPONSE TO THE COMMUNITY 69

VEHICULAR SIGNAGE RIDGEDALE DISTRICT NOTE: THIS IS A DOUBLE SIDED Ridgedale Library SIGN SHOWN WITH 4" CAP HEIGHT YMCA Sheridan LETTERS. IF THE MESSAGES ARE Champs Target NOT ON BOTH SIDES, THE BACK IS TO BE BLACK WITH AN OPTIONAL Ridgedale Center Theater APPLIED LOGO. Town Green GATEWAY Ridgedale Pond PEDESTRIAN SIGNAGE ROADWAY

2'-4" RIDGEDALE RIDGEDALE

4" 1'-8" NOTE: THIS IS A DOUBLE SIDED 2'-4" SIGN SHOWN WITH 4" CAP HEIGHT LETTERS. IF THE MESSAGES ARE 4" 1'-8" 4" NOT ON BOTH SIDES, THE BACK IS TO BE WHITE WITH AN OPTIONAL 25'-2" 1'-8" APPLIED LOGO. PARKING 4'-8" 1'-6" 4" 6" PLAN VIEW PLAN VIEW 4" 1'-8" 1'-8" 1'-8" 1'-8"

RIDGEDALE DISTRICT i RIDGEDALE DISTRICT i i i i CITY OF MINNETONKA 4" 1'-8" 4" 1'-8" 1'-8" RIDGEDALE 1'-6" 2'-0" 4" P RIDGEDALE RIDGEDALE i RIDGEDALE i RIDGEDALE & PLYMOUTH i RIDGEDALE & PLYMOUTH i i RIDGEDALE RIDGEDALE LIBRARY PUBLIC DISTRICT DISTRICT W

RIDGEDALE DISTRICT PARKING RIDGEDALE DISTRICT RIDGEDALE DISTRICT RIDGEDALE DISTRICT RIDGEDALE DISTRI CT RIDGEDALE DISTRICT RIDGEDALE DISTRICT RIDGEDALE DISTRICT RIDGEDALE POND

Ridgedale Library RIDGEDALE DISTRICT Ridgedale Library Ridgedale Library Ridgedale Library Ridgedale Library Ridgedale Library YMCA YMCA YMCA YMCA YMCA YMCA DROP OFF Sheridan Sheridan Sheridan Sheridan Sheridan Sheridan PUBLIC PARKING

Champs Champs Champs Champs Champs Champs 3'-0" Target Target Target Target Target Target REGIONAL TRAIL

Ridgedale Center Ridgedale Center Ridgedale Center Ridgedale Center Ridgedale Center Ridgedale Center Theater Theater Theater Theater Theater Theater I-394 ENTRANCE 7'-1" Town Green Town Green Town Green Town Green Town Green Town Green Ridgedale Pond Ridgedale Pond Ridgedale Pond Ridgedale Pond Ridgedale Pond Ridgedale Pond 5'-0"

RIDGEDALE CENTER 10'-0"

9'-3" 9'-3" N

PUBLIC PARKING 1'-6" 7'-9" 7'-1"

4" S RIDGEDALE YMCA SHERATON HOTEL 3 1/2" 2'-9" 2'-0"

FRONT 2-SIDED 4-SIDED SIDE A SIDE B EDGE FRONT SIDE PARKING

5 Gateways, Signage, & Wayfinding |Chapter 5

SLIDE 4

RIDGEDALE PUBLIC REALM GUIDELINES MINNETONKA, MN DF/ DAMON FARBER The Ridgedale Area Public Realm Guidelines richly illustrate how to retrofit a suburban regional mall area into SEH a resilient, mixed-use community that is pedestrian and bike-friendly and responsive to modern lifestyles and Project Facts changing demographics. The guidelines establish a holistic vision to re-frame the neighborhood’s relationship to + Completed: 2018 public space and connections to existing and proposed amenities. The recommendations are applied on a site- + ASLA-MN Merit Award for Planning & Urban Design by-site basis and serve as a toolkit for developers, stakeholders, and the City to transform the public realm. The guidelines are a comprehensive “kit of parts” that provide strategies, implementation tools, and visions to best design, construct, and maintain the public realm.

Project Relevance + Large-scale wayfinding plan that improves safety and enhances the experience for pedestrians and bicyclists. + Wayfinding and public realm improvements increase the community and visitor awareness of local amenities. + Public realm guidelines establishes a strong identity for the Ridgedale Area. + Materials were created to educate, inspire, and promote innovation to achieve the vision goals.

NORTHTOWN MALL PLAN 25 06 / PROJECT EXPERIENCE

What are Innovation Districts? Cluster of advanced and emerging industries + mixed use development = synergy for growth of ideas, products, jobs, services, and new companies.

WHY? Help prevent brain drain. Tech provides high-earning jobs. Can catalyze urban revitalization and sustainable growth. Tech saw more job growth during the Recession than any other industry.

19 WEST ALLIS Project Workshop

Gensler | City of Blaine Northtown Qualifications 23

MILWAUKEE ENTERTAINMENT DISTRICT MARKET ANALYSIS STUDY & MASTER PLAN | MILWAUKEE, WI GENSLER To elevate fans’ gameday experience and create a year-round urban destination connecting Milwaukee’s unique Project Facts neighborhoods, the Milwaukee Bucks are creating an entertainment district in tandem with their new arena + COMPLETED 2018 opening in 2019. Gensler lead the research and analysis for a 5 million sq. ft. mixed use development surrounding + 300,000 SF the new Milwaukee Bucks arena in downtown Milwaukee. The analysis included a range of real estate products + 2.5 ACRES and uses based on user insights and real estate demand. Project Mix The Gensler team then developed 3 scenarios of potential development, differentiated by its mixture of + Office: 150,000 sf activated outdoor amenity space and week-long activities and calendar of events. The first catalyst project for + Retail: 120,000 sf the district (Block 4/ Entertainment Block), is currently underway. + Hotel: 150-key SERVICES PROVIDED Project Relevance + Architectural Design + Feasible and implementable concepts + Market Analysis + Analysis of a range of real estate products and uses based on user insights and real estate demand + Urban Design & Planning + Complementary offering to neighborhoods

26 DF/ DAMON FARBER / GENSLER / SEH KIERLAND COMMONS TOWN CENTER SCOTTSDALE, ARIZONA DF/ DAMON FARBER Prior to joining Damon Farber, Jeff McMenimen served as project manager and lead designer for the master plan, Project Facts design guidelines and public space design of Kierland Commons, a 40-acre, mixed-use town center located in + Size: 40 acres Scottsdale, Arizona. The plan for Kierland Commons offers a smart alternative to suburban sprawl in the greater + Client: City of Scottsdale Phoenix area. This mixed-use development includes multi-family housing, shopping, dining and employment + Completed: 2009 uses in a compact, pedestrian-friendly environment, reducing the need for the automobile. Kierland Commons has received recognition for sustainable planning and design implementation, including the Urban Land Institute Global Award for Excellence in 2009.

Project Relevance + Collaboration with a diverse stakeholder group + Complexity of existing and proposed development + Complexity of vehicular and pedestrian access needs + Mixed-use town center in suburban area

NORTHTOWN MALL PLAN 27 06 / PROJECT EXPERIENCE

EXCELSIOR AND GRAND SAINT LOUIS PARK, MN DF/ DAMON FARBER The City of St. Louis Park, through a community wide visioning process created a plan for redeveloping an eight Project Facts square block area into a vibrant space for living, shopping and working. TOLD Development was selected by the + Completed: 2004 City to make the vision a reality and subsequently hired Damon Farber Associates to develop a comprehensive + Size: 16 acres site plan that would reflect the upscale nature of the development and the vision of the community. The focal point of the development is a two block long Town Green. Decorative street lighting, banners, seasonal planters, public art, arbors, fountains and decorative pavers reinforce the pedestrian atmosphere and promote the image of a vital community destination.

Project Relevance + Collaboration with a diverse stakeholder group + Framework of complete streets and network of public green spaces + Streetscape design

28 DF/ DAMON FARBER / GENSLER / SEH Eastern Hills Mall Analysis & Master Plan

BUFFALO, NY

Gensler was engaged by the joint venture of Uniland Development 2018 - ONGOING and Mountain Development Corporation to advise on the 110 ACRES redevelopment of Eastern Hills Mall into a high-quality, mixed use 2.5 MILLION SQ FT

suburban environment. SERVICES The site is an early, traditional suburban mall After initial program parameters were established, PROVIDED Demographic Analysis development in a relatively wealthy submarket Gensler began a master planning process for the Psychographic & User Analysis of Buffalo. The mall had fallen into disrepair and sites ~110 acres. The plan called for a phased Real Estate Market Analysis had high vacancy rates following the departure of takedown in 5-year increments. The plan included Feasibility Analysis several large anchor tenants. Gensler began the a flexible approach for merchandising mix and Financial Analysis engagement by conducting a thorough baseline tenanting approach over time. Programming Scenarios and user analysis to define opportunities for Strategic Planning development. Additional due diligence regarding Additionally,Gensler’s brand team conducted a Development Proforma area real estate demand patterns, best-in-class naming exercise – eventually renaming the project Brand Design national concepts, and regional product gaps to Laurentide – and packaged the project concept Master Planning revealed the potential for a mixed use program of for conversations with potential partners, tenants, Retail Strategy PHASINGaround 2.5 million - sqREDEVELOPMENT ft implemented over a 15-20 PHASE and public 1-3 sector officials. year timeframe.

Present/ Mix of options Some presence INTERACTIVE MEDICAL OFFICE POCKET PARK Lacking SURFACE PARKING PLAZA SPORTS CENTER Gap Analysis What opportunities exist within the local market? What Local product is siloed - Galleria has can be learned from the success of other districts? strong retail mix but lacks other uses. AGE RESTRICTED RESIDENTIAL Canalside has community draw but little residential and retail density.

WALDEN NORTH CROCKER ATTACHED TOWNHOUSE CANALSIDE ALLENTOWN ELMWOOD GALLERIA TOWN PARK PINECREST AKSARBEN AVALON BIRKDALE MAYFAIR POCKET PARK Area - - - - - 58 acres 78 acres 86 acres 52 acres 67 acres Overview Total Households (.5 mi) 1,193 4,784 5,036 391 1,610 1,472 154 1,307 838 2,053 125* Apartment Stay Townhome Hotel MULTI-FAMILY MULTI-FAMILY RENTAL / PARKING GARAGE Build-to-Suit Multi-Tenant Work RENTAL / PARKING Medical Office Other/Co-work Boutique Shop GARAGE Flagship JC PENNEY MULTI-FAMILY RENTAL / PARKING GARAGE Convenience/Service Live Fitness Grocery Fast Casual Food Hall F&B Sit Down Brew Pub/Brewery Bar Entertainment Entertainment Event/ Community Space User Group Behavior ATTACHED TOWNHOUSES & Activated NIAGARA Art/ Public Art Spaces Activated Landscape Psychographic segmentation utilizes data on household EMPORIUM groups in order to understand patterns of consumer Indoor rec 36 Eastern Hills Mall | Comparative Districts behavior. Outdoor rec Health Fitness Sports Fans Cultural Conscious 250 Consumers The wealthier suburbanite families are Nightlife likely to drive much of the site spend for traditional retail mix. Convenience 200 FOOD HALL The higher-income groups spend much more than the national average in every spending category meanwhile the lower- 150 income groups that make up the area generally tend to spend less than the national average. Convenience shopping, US Average = 100 sports, recreation, and nightlife are 100 areas of converging preference across all groups. Millennials in particular tend to spend proportionally more time and RAYMOUR 50 money on recreation. & FLANIGAN

WEALTHY SUBURBANITES 0 Pets

MIDDLE CLASS FAMILIES Travel Furniture Footwear Child Care Health Health Care Housewares Men`sApparel

GOLDEN YEARS Lawn & Garden Dating Services Drugs & Vitamins & Drugs Women`s Apparel Watches& Jewelry Participated in in golf Participated Played boardgame Played Children`s Apparel Household Textiles Watch sports on TV Participated in in yoga Participated Attendsports events Participated in in hiking Participated Participated in in tennis Participated Participated in in soccer Participated Participated in in Pilates Participated Participated in in Frisbee Participated Personal Care Services Participatedin softball Played billiards or pool Participated in in Participated karaoke Participated in in bowling Participated STRIVING MILLENNIALS Food Away fromHome Personal Care Products Housekeeping Supplies Participated in in Participated aerobics Participated in ping pong Presently controlling diet Participated in in Participated basketball Participated in in swimming Participated Participated in ice skating Entertainment/Recreation Dined out in last 12 months Participated in weight lifting in weight Participated Toys/Games/Crafts/Hobbies Participatedin bicycling(road) BIKE / DIVERSE RENTERS Food Away fromHome Lunch- Sports/Rec/Exercise Equipment Food Away from Home - Dinner Follow a regular exercise routine Participated in jogging or running Attended a movie in last 6 months Food Away fromHome Breakfast- Exercise at club 2+ times per week Ticketsto Movies/Museums/Parks Participated in walking for exercise for in walking Participated Went to museum in last 12 months Participated in bicycling (mountain) in bicycling Participated Exercise at home 2+ times per week Tickets to Theatre/Operas/Concerts Went to art gallery in last 12 months Went to live theater in last 12 months AlcoholicBeverages Away fromHome Danced or went dancing in last 12 months

CINEMA Went to bar or night club in last 12 months JOGGING PATH Exercise at other facility 2+ times per week Participated in fantasy sports league in last 12… Shopped at convenience store in last 6 months Entertainment/Recreation - Fees & Admissions Source: ESRI, Gensler Alcoholic Beverages Away from Home - Beer Ale& Attended adult education course in last 12 months 18 Eastern Hills Mall | Baseline Ground-Plane OFFICE SEARS Treatment of landscape and indoor/outdoor space is POCKET PARK critical to creating a sense of place, especially in Phase 1.

OFFICE ACTIVATED LANDSCAPE HYPER FLEXIBLE SPACE POCKET PARK SPORTS FIELD

POCKET PARK OFFICE

RETAIL / PARKING GARAGE HOTEL PARKING GARAGE

TOWN SQUARE 61 Eastern Hills Mall | Real Estate Analysis

Gensler | City of Blaine Northtown Qualifications 29

28 Gensler | City of Blaine Northtown Qualifications EASTERN MILLS MALL ANALYSIS & MASTER PLAN | BUFFALO, NY GENSLER Gensler was engaged by the joint venture of Uniland Development and Mountain Development Corporation Project Facts Services Provided to advise on the redevelopment of Eastern Hills Mall into a high-quality, mixed use suburban environment. The + 2018 - ONGOING + Demographic Analysis site is an early, traditional suburban mall development in a relatively wealthy submarket of Buffalo. The mall + 110 ACRES + Psychographic & had fallen into disrepair and had high vacancy rates following the departure of several large anchor tenants. + 2.5 MILLION SQ FT User Analysis Gensler began the engagement by conducting a thorough baseline and user analysis to define opportunities + Real Estate Market for development. Additional due diligence regarding area real estate demand patterns, best-in-class national Analysis concepts, and regional product gaps revealed the potential for a mixed use program of around 2.5 million sq ft + Feasibility Analysis + Financial Analysis implemented over a 15-20 year timeframe. + Programming Scenarios + Strategic Planning Project Relevance + Development Proforma + Redevelop an existing mall into a high-quality, mixed-use suburban environment + Brand Design + The plan called for a phased takedown in 5-year increments. The plan included a flexible + Master Planning approach for merchandising mix and tenanting approach over time. + Retail Strategy NORTHTOWN MALL PLAN 29 06 / PROJECT EXPERIENCE

WAYZATA BAY DISTRICT PLAN MINNETONKA, MN DF/ DAMON FARBER Damon Farber Associates partnered with an Architectural Firm that completed preliminary plans for the future Project Facts redevelopment of a key area of downtown Wayzata Minnesota. A community wide visioning process resulted in a + Completed: 2008 plan for redeveloping the area into a vibrant space for living, shopping and working. The resulting plan included a + Size: 26 acres mix of multi-family housing, senior housing, office, retail, and parking to support the development. The urban downtown environment is challenged for parking and real estate is a premium commodity. The solution was to utilize structured parking decks in concert with on-street parking to meet demand. Realigning roadways and improving stormwater management were key components to the design which helped gain the project public support.

Project Relevance + Project supports and promotes a distinct identity + Streetscape design + Developed a new circulation system along the existing street which improves safety and enhances experience

30 DF/ DAMON FARBER / GENSLER / SEH NEWPARK MALL NEWPARK, CA GENSLER More than just a place to shop, Newpark Mall is poised to become a lifestyle destination for the residents of Newpark. Traditional retail is turned inside out with denser, more vibrant, and walkable community. Surface parking lots are infilled to revitalize 140,000-square- Project Facts + 575,500 SQ FT feet of retail and create 1,500 residential units. A walkable, open-air retail concept reinvigorates an aging suburban mall into the + COMPLETED 2018 new town center. Removing conventional inward-looking anchor tenants on each end of the mall gives an opportunity to create active outdoor PROGRAM MIX public plazas buzzing with street life. These plazas are a magnet for customers and pedestrians and provide a more welcoming + Retail: 140,000 sq ft entry to the mall. Benefiting more than just the bottom line of the retailers and mall owners, the new master plan gives back + Residential: 1,500 units to the community by becoming the beating heart of the town and giving residents a place to come together and gather. SERVICES PROVIDED + Master Planning Project Relevance + Environmental Graphic Design + The forward-looking master plan also includes long-term options to ensure future growth of the mall. + The infill development is arranged in a grid pattern that gives a flexible framework for future expansion of additional open air retail and more residential units.

NORTHTOWN MALL PLAN 31 06 / PROJECT EXPERIENCE

THE VILLAGE AT MENDOTA HEIGHTS MENDOTA HEIGHTS, MN DF/ DAMON FARBER The “Village at Mendota Heights” is a mixed-use development with over 100,000 sf. of mixed-use retail and office space, and includes approximately 135 new housing units. The Village design draws on the successful mixed use, pedestrian friendly environment of Project Facts + Anticipated completion 2021 the classic 1914 “Market Square” plan of Lake Forest, Illinois, designed by Chicago architect Howard Van Doren Shaw. Like Lake + Size: 1.8 acre site Forest, this project reflects the desire of civic leaders who wished to creatively integrate lifestyle living, shopping and working into a cohesive village, connecting people with one another again.

Locally harvested limestone blocks are used throughout the village water features and landscape, helping to define all outdoor patios. Landscaping is used to direct pedestrian flow, trees and street lights march down the sidewalk developing a consistent rhythm for the development.

Project Relevance + Collaboration with a diverse stakeholder group + Framework of complete streets and network of public green spaces + Defining urban design goals, enhancing the community’s vision

32 DF/ DAMON FARBER / GENSLER / SEH RIVERFRONT PARK TOD MASTER PLAN DENVER, CO DF/ DAMON FARBER While employed with Design Workshop in Denver, CO, Mr. McMenimen served as project manager and urban Project Facts designer for Riverfront Park, located in Denver’s Platte River Valley. Riverfront Park is a transit-oriented, high density, + Size: 65 acres mixed-use, urban village with multi-family housing, employment, civic, transit, and retail land uses. The master plan + Budget:$300K Planning / $3M Design for this riverfront development provided a framework and guiding principles for transforming an industrial rail yard + Adopted: 2000 into Denver’s newest urban neighborhood. The project included the design and construction 22 new city blocks + Implemented: Completed 2019 and a hierarchy of new streets, plazas, and open spaces. Mr. McMenimen lead the design and implementation of all streets and public spaces at Riverfront Park.

Project Relevance + Vision implemented + Diverse Stakeholder Engagement and Community Outreach + Transit-oriented Development and Green Streets + Redevelopment and Funding Strategies

NORTHTOWN MALL PLAN 33 06 / PROJECT EXPERIENCE

THE DOMAIN NORTHSIDE PHASE III | MIXED USE DEVELOPMENT | AUSTIN, TX GENSLER Domain Northside is the third phase of a 304-acre live/work/play development that offers a variety of retail, office, hotel, and residental spaces with richly landscaped common spaces and parks and myriad dining options. This Project Facts + Completed 2016 vibrant sustainable community projects a decidedly “Austin” flavor, through both its design and the presence of + 40 Acres; 2,328,794 SQ FT multiple local food venues that together express the appeal of Austin’s growing and evolving urban lifestyle. A wide and progressive mix of experiences and amenities are offered to workers, residents, and visitors alike, including PROGRAM MIX a nine-acre, pet-friendly community park and pavilion.This new expansion will also include an + Retail: 356,787 sq ft “Austin Flavor” district featuring local businesses. + Office: 243,345 sq ft + Residential: 500 units + Park: 9 acres Project Relevance + Garage: 1,728,662 sq ft + The Domain offers nearly 2.4 million square feet of retail, dining and entertainment, 3.5 million square feet of office space and four hotels. SERVICES PROVIDED + Vistors will not only have several options for vehicular access, but will also be able to reach the Domain using the Capital + Master Planning Metro bus system, MetroRapid, and MetroRail lines. + Architectural Design

34 DF/ DAMON FARBER / GENSLER / SEH NOLAN MAINS EDINA, MN DF/ DAMON FARBER Improvements to the 50th and France public realm made the popular district even more walkable and shopper-friendly with new retail experiences, outdoor plazas, pedestrian passageways, woonerfs, and streetscape enhancements. The design called for demolishing Project Facts + Completed 2020 and modifying parking ramps to make way for a new mixed-use building with luxury apartments, ground-floor retail, below-grade + Size: 1.8 acre site parking, and the activation of the underutilized streetscape. A flexible event plaza situated in the middle of 30,000 square feet of new public space includes an outdoor fireplace, a unique water feature, ample amounts of seating, music, and new landscaping.

Project Relevance + Framework of complete streets and network of public green spaces and plazas + Shared and stacked green infrastructure incorporated into street and open space design + 2,200 square feet of flexible event space to accommodate the Edina Art Fair, farmers markets, and outdoor movies + 45% permeable surfacing, reducing stress and load on municipal infrastructure + Site planting is 100% native, decreasing irrigation cost and introducing pollinator plants into the public realm

NORTHTOWN MALL PLAN 35 06 / PROJECT EXPERIENCE

TH 47/TH 65 PLANNING AND ENVIRONMENTAL LINKAGES (PEL) STUDY SEH MINNEAPOLIS TO BLAINE, MN Project Facts SEH is the managing consultant on a team completing on the TH 47/TH 65 Planning and Environmental Linkage (PEL) Study for + Client: Minnesota Department of MnDOT. Over the past year, the team has led efforts to engage the public, document existing and future corridor conditions, and Transportation West Metropolitan District develop innovative methods to evaluate and prioritize multimodal needs, with a focus on safety and equity.

A central goal of the PEL process is to use public feedback, existing planning efforts and current data to develop a holistic improvement plan for the study area. This framework sets the stage for the federally required NEPA documentation process to expedites the project development process, to prioritize the needs of all users and modes in an equitable and community-driven manner.

Project Relevance

+ Development of innovative methods to evaluate and prioritize multimodal needs + Focus on public feedback

36 DF/ DAMON FARBER / GENSLER / SEH THE SHOPPES AT ARBOR LAKES MAPLE GROVE, MN DAMON FARBER The Arbor Lakes Lifestyle Center results from an environment that embodies methods of way finding, an experiential atmosphere, clarity of organization, a feeling of warmth and familiarity, and a pedestrian scale. Project Facts + Completed 2003 The intent throughout the development is to provide a variety of plant materials that are hardy, salt tolerant and drought resistant. The landscape enhances the change of seasons through the introduction of materials of various scales, forms, textures and colors.

The outdoor focus of this development is the 375 foot-long by 125 foot-wide “Plaza of the Seasons.” The plaza reinforces the concept of celebrating the four seasons by incorporating large expanses of planted areas that will accommodate a variety of programmed activities from small summer concerts, to outdoor markets to wandering minstrels and costumed storytellers. All the elements combine to create an inviting and exciting year-around outdoor environment.

Project Relevance + The Shoppes are designed to have the look and feel of a traditional Main Street. + The lifestyle center is an inviting, year-round outdoor environment.

NORTHTOWN MALL PLAN 37 07 / REFERENCES DF/ DAMON FARBER GENSLER

Burnsville Center Village Redevelopment Vision Maple Grove Civic Campus and Lakes Development

Key Personnel Key Personnel Tom Whitlock - Principal William M. Baxley - Principal Rachel Blaseg - Project Designer Andrew Montgomery- Project Designer Reference Heidi Nelson Reference City of Maple Grove Jenni Faulkner [email protected] Community Development Director 763-494-6001 City of Burnsville, MN 952-895-4467 Burnsville Center Village Redevelopment Vision [email protected] Key Personnel Ridgedale Mall Area Master Plan, William M. Baxley - Principal Ridgedale Public Realm Guidelines & Ridgedale Commons - Minnetonka, MN Reference Jenni Faulkner Key Personnel Community Development Director Tom Whitlock - Principal-in-Charge City of Burnsville, MN Rachel Blaseg- Landscape Architect 952-895-4467 Andrew Montgomery - Project Designer [email protected]

References Julie Wischnack, AICP SEH Community Development Director TH 47/TH 65 Planning and Environmental Linkages City of Minnetonka (PEL) Study BURNSVILLE CENTER - BURNSVILLE 14600 Minnetonka Blvd., Minnetonka, MN 55345 DF/ + GENSLER 952-939-8282 Key Personnel [email protected] Heather Kienitz - Deputy Project Manager and WE CARE ABOUT Multimodal Analysis Lead SERVICE AND PROCESS Reference Anthony Wotzka —OUR THOUGHTFUL MnDOT Metro District 1500 W. County Road B2 COLLABORATION WITH OUR Roseville, MN 55113 [email protected] CLIENTS AND PARTNERS 651.234.7712 HAS BEEN CRITICAL TO David Elvin CREATING CHERISHED 651.440.1934 PUBLIC SPACES [email protected]

38 DF/ DAMON FARBER / GENSLER / SEH 08 / SUPPLEMENTAL INFORMATION SAMPLE BILLING

Damon Farber Associates 401 - 2nd Avenue North, Suite 410 Minneapolis, MN 55401

City of Burnsville Invoice number 94706 ATTN: Jenni Faulkner Date 08/20/2018 100 Civic Center Parkway Burnsville, MN 55337 Project 18-148 Burnsville Center/County Road 42 Master Redevelopment Plan

Master Planning

Invoice Summary Contract Prior Current Percent Description Amount Billed Billed Remaining Complete Stakeholder Engagement 23,240.00 16,988.25 1,325.20 4,926.55 78.80 Assessment 17,520.00 13,924.63 3,472.25 123.12 99.30 Redevelopment Plan 51,795.00 4,236.25 2,704.75 44,854.00 13.40 Exhibits 14,520.00 0.00 0.00 14,520.00 0.00 Implementation Plan/Next Steps 10,060.00 0.00 0.00 10,060.00 0.00 Expenses (at cost) 10,000.00 2,261.49 114.41 7,624.10 23.76 Total 127,135.00 37,410.62 7,616.61 82,107.77 35.42

Stakeholder Engagement Professional Fees Billed Hours Rate Amount Landscape Designer 10.00 120.50 1,205.00 Reimbursables Billed Amount Meals 41.72 Subtotal 41.72 Mileage 26.16 26.16 26.16 Subtotal 78.48 Phase subtotal 1,325.20 Assessment Professional Fees Billed Hours Rate Amount Principal 16.00 174.00 2,784.00 Landscape Designer 4.00 120.50 482.00 Drafter 2 2.50 82.50 206.25

City of Burnsville Invoice number 94706 Invoice date 08/20/2018 Page 1 of 2

NORTHTOWN MALL PLAN 39 THANK YOU FOR YOUR CONSIDERATION