Saint Marys Place: Holiday Inn Project On Hold - A Wake Up Call for EDA Process Clarification

Public Report on Destination Medical Center (DMC) led by DMC EDA

Last modified: February 25, 2016

Contents

Highlights

It has been clear to openBEAM.net for some time that the DMC Project Application Evaluation process needs to get better. The process should aim to be transparent, accountable, responsive and predictable (TARP).

It has been clear to openBEAM.net for some time that the DMC Project Application Evaluation process needs to get better.

The process should aim to be transparent, accountable, responsive and predictable (TARP). Judging from recent public media reporting, the current state of the process does not have the TARP attributes.

The process should aim to be transparent, accountable, responsive and predictable (TARP). Judging from recent public media reporting, the current state of the process does not have the TARP attributes.

Lack of quality process leads to confusions and missed opportunities.

Ironically, in Rochester, Mayo and IBM have long-standing commitment and expertise in lean-6 Sigma process. Why don't we follow that tradition and apply well-known systems design principles in the DMC economic development process?

Is it politics, lack of awareness and lack of shared knowledge? Or, all of the above?

Lack of TARP

Back in December, the last time DMCC met, the EDA's status report states that it will work on a repeatable, predictable Developer Qualification process by finalizing the Development Guide that will be available to DMC development interests.

December EDA Status Report

One might wonder where the Development Guide is at this time. And before it was finalized, was there a review process to let stakeholders have a say on it?

Will it be updated as a result of the Holiday Inn project debacle?

I hope lessons have been learned and some concrete actions will be taken. For example, why not look into best practices being espoused by the Performance Excellence Network and to review the initiative around building a Community of Excellence that three years ago leaders of the community have started to talk about.

Postmodern

The following is a trail of information regarding the demise of the project.

PB Aricle 2016-03-11

EDA's 'lack of support' killed project, developer says

The developer who wanted to build a $63 million Holiday Inn hotel across from Saint Marys Hospital in Rochester says the main reason he withdrew his plans last month was a lack of support from Destination Medical Center's Economic Development Agency.

Larry Brutger, a St. Cloud developer whose company has been in property management for more than 50 years and operates 12 hotels in eight states, told the Post-Bulletin Friday that there were "numerous factors and frustrations that caused me to withdraw our project," but tops was his frustration with DMC's EDA.

Brutger's comments are his first public statements since he informed city officials Feb. 19 that he was withdrawing his project application. In that statement, he said "without a clearer path and realistic timeline for DMC EDA approval to allow our project to move ahead, we regrettably must withdraw our application at this time."

He went further in an email to the Post-Bulletin Friday.

"In the end, the reason I canceled the project is that I did not feel there was any support from the EDA and that the EDA really does not have any true process in place," Brutger said. "I first met with the EDA and city staff on Aug. 13, 2015. When (Rochester City Council President) Randy Staver brought our project in front of the DMC Corp. board four months later, the majority of board members had not even heard of our project."

At that meeting, the DMCC board put off action on the project until its next meeting, March 24, and board members expressed doubts about how it fit into DMC plans for the Saint Marys area. Board Chairwoman and Lt. Gov. Tina Smith said at that time, "I just don't feel I'm quite sure about how this fits into what our vision is for this particular district." Board member R.T. Rybak echoed that concern.

'Didn't see any support'

Brutger's proposal was for a 225-room Holiday Inn on what's now a half-block parking lot at Second Street and 13th Avenue Southwest. The project would have included 31 extended-stay suites, town homes on the First Street side, a 320-space underground parking garage, 2,000 square feet of retail space and a pedestrian tunnel from Saint Marys to properties on the north side of Second Street -- a long-time city goal.

The developer initially asked for $5.6 million in tax-increment financing, but DMCC board approval was needed for that. At the Dec. 17 meeting, the board put off action until late March but said an earlier meeting was possible, and the board's motion called for a working group to address the issues raised by the project.

Brutger says he then sent an email to EDA Executive Director Lisa Clarke. On Dec. 23, she replied by email "and told me that (EDA Economic Development and Placemaking Director) Patrick Seeb would be contacting me shortly to set up a meeting.

"I did not hear anything from Patrick until, coincidentally, the day I withdrew our application" on Feb. 19, he says.

Seeb said Friday he had worked with one of Brutger's consultants during that time "and assumed that those conversations" were being conveyed to him. But Seeb acknowledged concerns about how the project fit into DMC's grand plan for the Saint Marys area.

"One of the real issues was how to change a single, one-off project into a districtwide solution or opportunity," said Seeb, who was hired by the EDA in August. Questions about the Holiday Inn project were related to "how the proposed investment in one project becomes a catalyst for other things. That was a shortcoming of the project as it was coming forward."

He also said, "These are hundred-year decisions. How quickly should you go about making hundred-year decisions? These are major public policy decisions, with millions of dollars in public consequences. I can't imagine doing that by the seat of your pants."

Clarke said, "I think it's unfortunate that Mr. Brutger feels that way. I feel we were working toward a very good relationship."

The Post-Bulletin reported this week that the EDA has called a private meeting on Wednesday with neighborhood leaders, three city council members, city officials and business owners along Second Street for what's described as a "design session." The email from Seeb, dated Feb. 24, called for a meeting to "develop a concept for the public realm/public infrastructure for the Saint Marys Place sub-district (within DMC)."

Seeb said in that email that "we were planning on holding this on March 15 and 16, with the anticipation that the outcome of the work would inform decisions regarding the proposed development at 13th Avenue (the Holiday Inn project). Though the status of that project has changed, we know there remains considerable development interest in the area. Developing an areawide plan for the public realm/infrastructure remains of paramount importance as we advance projects in the district."

Brutger said Friday that his project was designed and planned "according to the criteria outlined in the DMC Development plan and the Second Street Corridor Study," two planning documents related to the Saint Marys area. "The EDA now wants to hold more meetings and get more public input as to how the Saint Marys Place area should be developed. Isn't that what the DMC Development plan and the Second Street Corridor Study did? They seem to want to create a plan to study the study."

By mid-February, he said, "I simply didn't see any support coming from the EDA and didn't want to keep spending time and money."

Other frustrations

Brutger said his dealings with the Kutzky Park Neighborhood Association and "individuals from the neighborhood" were a "huge frustration but in the end not a true factor in cancelling the project."

"The KPNA group, or a few who say they represent the neighborhood, greatly overstepped their bounds, in my opinion," he said. "They view themselves as an authoritative decision-making body that must be negotiated with prior to seeking approval through the city planning process."

City Administrator Stevan Kvenvold made that same point in a memo to council members after the project collapsed, clarifying that neighborhood associations and city commissions, including the Planning and Zoning Commission, are advisory only, not decision-making bodies.

Brutger said he and his design team met with neighborhood activists eight times and made major, costly changes to the project, but eventually "decided to no longer meet with them, because they kept asking for more. The project was very well designed and I believe it would have received approval from the city council despite any objections from KPNA or individuals from the neighborhood."

The developer also expressed frustration with the planning and zoning commission, which called for revisions and repeat visits. "What is sad is that at the very first meeting, they voted and it was a tie vote. We later learned a tie vote equals a denial. We should have been sent on to the city council the very first time," rather than have to return to the P & Z another time. "The commission did not even know its own rules."

Kvenvold and city officials have said they'll propose changes in the development process to avoid delays and confusion for applicants, and Staver has said that Brutger's firm "exhibited tremendous patience as we were trying to work through this process. Quite honestly, now we, the city, have to accept the responsibility to build a better process."

When asked by the Post-Bulletin if he would consider returning to the table to restart the project, Brutger said, "Never say never, but at this point I think it is very doubtful."

PB Reporting

Post Bulletin Furst Draft: Holiday Inn crash-and-burn may lead to change

The cratering of the $63 million plan for a new hotel, town homes and possibly a pedestrian subway in the Saint Marys Hospital area 10 days ago has achieved one thing: near-unanimous agreement that Rochester's development review process is broken.

City Council President Randy Staver told the Post-Bulletin last week he'll propose changes as early as this week, and City Administrator Stevan Kvenvold put out a memo Friday to clarify the role of the Planning and Zoning Commission and other advisory commissions, in the aftermath of the Holiday Inn debacle.

That project, proposed for the big parking lot across from Saint Marys, was withdrawn Feb. 19 by St. Cloud-based developer Larry Brutger after nearly six months in the City Hall grinder. Brutger told the city that "without a clearer path and a realistic timeline for DMC/EDA approval to allow our project to move ahead, we regrettably must withdraw our application at this time."

Among other hurdles, it went through three visits to the city Planning and Zoning Commission. As far back as late October, Brutger expressed frustration with the cumbersome review process, and that was before he encountered the brand-new DMC process for seeking "enhanced" TIF for the project.

Several people I've talked with have said the way this went down was a black eye for the city at a time when major developers from the Twin Cities (such as Opus and Ryan) to Abu Dhabi (such as Bloom Realty, which is working on a riverfront deal) are watching closely. They want to know whether the city and DMC are ready for prime time.

What happened to Brutger's project wasn't an auspicious debut.

Staver told the Post-Bulletin last weekend, "The most important thing now is what are we going to do fix this. We have multi-million ideas on the horizon. We have got to be able to up our game. We need to make sure we aren't throwing up unnecessary barriers."

He also said, "We need the DMC EDA to pull in the same direction. Quite frankly, I think they need to create a greater sense of urgency in terms of how they are responding to some of these projects."

Staver told me Friday he expects to have a draft proposal of ways to "fix this" within days.

Kvenvold's memo to council members clarifies how neighborhood input, advisory committees such as CUDE, and the Planning and Zoning Commission are to provide input on applications but not request changes and delay them. He makes the obvious point -- one that appears to get lost at times -- that "the mayor and City Council are the only authorized decision makers in the development approval process."

Kvenvold is especially pointed about the P&Z's role: "The Planning and Zoning Commission is not a development design entity and (it) should not expect that a proposed development be redesigned to their satisfaction in order to pass on an approval recommendation to the mayor/council. (The commission) should make their advisory opinion to the mayor/council on the development application as it is presented to them."

The city's determination to respond quickly to this debacle makes clear how big a deal it was. Aside from the $63 million value of the project, which is nearly half of what Gus Chafoulias says he'll spend on Broadway at Center, here's what Brutger promised:

About 120 construction jobs would have been created. Sales tax revenue from construction would be have $1.3 million. Payroll tax revenue during the construction phase would have amounted to about $2.1 million. Direct tax revenue from construction and property-related taxes was estimated at $3.4 million, and local tax revenue from indirect economic impact was estimated at $1.4 million, for a total tax impact of $4.8 million during construction.

Property taxes after completion were estimated at $728,000 per year, versus the current $81,000. About 90 percent of the property taxes could have been directed to tax increment financing, still leaving about $145,000 in local property tax revenue.

The hotel would have generated about $460,000 in lodging and hospitality taxes annually, based on 80-percent occupancy. And in addition to the new town homes on the First Street side, additional parking, etc., it could have advanced the city's goal of launching a pedestrian tunnel system around Saint Marys.

Not to mention, it would have employed about 200 people.

Total it all up and it's easy to understand why many people in town want to know what happened, and deal with the process so that applications of this kind aren't doomed for reasons of delays by advisory commissions, confusion between the city and DMC, nitpicking, personal animus or whatever.

One intriguing question is whether Brutger would return to the table with a clearer path forward. Sources tell me it's not out of the question if the TIF issue could be resolved in a timely way.

Other notes from conversations I had last week with key people involved:

The financial viability of the project was a concern from the start: The price Brutger planned to pay for the site, which is owned by Kahler owner/executive Javon Bea, was said to be lofty for what was planned. Sources say the land cost amounted to nearly 20 percent of the project's total cost.

There were concerns about what, if anything, DMC EDA was doing to move the application for enhanced TIF forward after the DMCC board meeting in December. The next meeting is set for March 24, and DMCC action was needed for the council to act in early April.

The EDA's reaction after Brutger withdrew was muted. For the record, the EDA felt that the P-B should have gotten comments from them for last Saturday's story, and ideally we would have. That said, EDA's comments when we called last week were vague and emphasized the long view.

Maybe that's fine for DMC's 20-year outlook, but as Staver and others have said, it's clearly not in sync with what the city needs or expects.

Link to Jay Furst's Blog

22 February 2016

Brutger's letter to the city, pulling the plug on $63M project

http://www.postbulletin.com/news/local/could-dmc-money-fund-a-tunnel/article_6f04c56a-6239-55eb-b394-ac175ce2f1a4.html

Larry Brutger, developer of the planned 225-room hotel across Second Street Southwest from the Mayo Clinic Hospital-Saint Marys Campus, had planned to use $5.6 million in financing to build a subway connection between the hotel and the hospital and also to provide public parking spaces in the hotel's ramp.

Brutger first brought his hotel plans to the city Aug. 13. Four months later, the plan has yet to be approved by the Rochester City Council, and Brutger's conversations with the DMC Economic Development Agency also are continuing.

PB Article:

Is Rochester's Saints Marys Hospital neighborhood "extraordinary?"

That was one of many questions raised at a contentious Rochester Planning and Zoning Commission meeting Wednesday. The discussion focused on a proposed 225-room Holiday Inn and Suites at the corner of Second Street and 13th Avenue Southwest, across from Mayo Clinic's Saint Marys Hospital.

This was the third time the project by St. Cloud-based developer Larry Brutger has appeared before the board, as the project faces concerns from the Kutzky Park Neighborhood Association and some commission members.

There were six commission members at the meeting, but two — Brittany Wilson and Brian Childs - recused themselves because of involvement. That left Michael Walters, Steve Sherwood, Kraig Durst and Paul Sims to decide what kind of message the commission would send the Rochester City Council about the project.

The two previous meetings ended with the developer being asked to modify the hotel design because of public and staff concerns. After hearing more criticism of the project from neighbors, the board voted to recommend the development to the Rochester City Council, but it did not approve five variances necessary to build the hotel.

The variances were for floor area, height, transitional yards, signage and landscaping. The city staff had recommended approval for them.

Sims said the applicant's claim that the development's location was "extraordinary" in Rochester and required special consideration didn't make sense. Durst countered that the city staff, "who do this for a living," believed it is extraordinary.

"They didn't convince me," said Sims.

Walters also opposed the variances. He acknowledged the city's "rules didn't line up," which presented a problem for the developer.

"We have to vote no because this area needs to be truly unique for these variances," he said. "Here, I'm not seeing it."

After discussing it at length, the four members voted on approving the variances. They ended up with a 2-2 tie, which means the motion failed. Durst and Sherwood voted in favor of it, and Sims and Walters voted against.

The one thing the four did agree on was to send a clear message to the city council about the situation.

"Let the record show that this body has come to an impasse on the issue of variances; as such, I move for denial of all five variances before us tonight with the sincere hope that the city council will be able to provide further guidance and resolution to the issue," stated Sims in the final motion of the night. It passed unanimously.

Now, it's up to the council to resolve the issue.

Brutger submitted his plans to the city Sept. 16. The developer could potentially appear at a Rochester City Council meeting by Nov. 16.

The developer can appeal the denial of the variances. Chris Colby of CRW Architecture, who designed the hotel, said afterward his team will argue against the denial of the variances, and "We'll shoot it so full of holes that it will be ridiculous discussion."

He added that the commission's arguments were disingenuous and the development obviously fits the city's vision for the future.

"The Second Street Corridor Study and the future plans for the city of Rochester demand density on Second Street," said Colby.

While the opposing neighbors and the developer have different views of the project, they agreed the process did not work very well.

"It didn't hit the mark on this one," said KPNA member Jesse Welsh. "I'm here for a third time."

Brutger, who has done developments in other Minnesota cities, also acknowledged his first attempt to build in Rochester has not been easy.

"I look forward to being part of the community. It's been a difficult process. I can't deny it has been frustrating," he said after the meeting.

Having the commission continue the hotel project to three meetings made acquiring the land needed for the development much trickier than expected. The purchase agreements Brutger signed with property owners Javon Bea of Second Street Parking LLC and Peter Pasilis gave him 120 days for due diligence before closing on the acquisitions. Those 120 days ran before the third commission meeting.

Brutger said Bea did give him an extension on the deal, but Pasalis did not. Pasalis, who owns the Carousel Floral building at 1227 Second St. SW, had his attorney, Rick Dold, urge the commission not to approve the development.

Brutger characterized the situation with Pasalis as "ongoing negotiations."

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Impact Lvl 1: Vision/Identity

Back to TOC

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Impact Lvl2:

January 2022 Meeting Review Workgroup purpose (mission, vision, and values) and OpenBeam comments.

Project Report of Destination Medical Center (DMC) : November 14, 2021 : Destination Medical Center (DMC) 2H 2021 Meetings
Impact Lvl1: Arts & Culture, Economic Development, Housing, Sustainability, Transportation, Workforce Development, Vision/Identity
Impact Lvl2:

November 4, 2021

Project Discussion (City of Rochester, EDA: Experience metrics, Business Development,

Project Updates: A. Heart of the City 27 B. Riverfront Reimagined 29 C. Rapid Transit Corridor Development 31 D. District Energy 33 E. McKnight Foundation Grants

September 20211 DMCC Board Meetings information.

Project Report of Discovery Walk Co-designing : May 27, 2021 : Discovery Walk
Impact Lvl1: Arts & Culture, Best Practice, Diversity and Inclusion, Interaction, Recreation & Open Space, Welcoming
Impact Lvl2:

March 2021 DMCC approval for Bid

Project Report of Destination Medical Center (DMC) : May 20, 2021 : Destination Medical Center (DMC) 2021 Meeting Info
Impact Lvl1: Arts & Culture, Economic Development, Housing, Sustainability, Transportation, Workforce Development, Vision/Identity
Impact Lvl2:

May 20 and March 23, 2021 DMCC Board Meetings

Project Report of Destination Medical Center (DMC) : February 03, 2021 : Destination Medical Center (DMC) Joint Session
Impact Lvl1: Arts & Culture, Economic Development, Housing, Sustainability, Transportation, Workforce Development, Vision/Identity
Impact Lvl2:

Feb. 3, 2021 DMC Slide Decks and Recording

Project Report of Discovery Walk Co-designing : December 10, 2020 : Co-designing of Discovery Walk Concept
Impact Lvl1: Diversity and Inclusion, Health, Recreation & Open Space
Impact Lvl2:

Summary of Co-design of Discovery Walk and Codify the co-design process.

Project Report of Destination Medical Center (DMC) : November 21, 2020 : November 2020 DMCC Board Meeting
Impact Lvl1: Arts & Culture, Economic Development, Housing, Sustainability, Transportation, Workforce Development, Vision/Identity
Impact Lvl2:

(1) November 2020 Board Meeting (2) 5 Year DMC Plan Updates and Covid Effects

Project Report of Destination Medical Center (DMC) : November 19, 2020 : Destination Medical Center (DMC) Plan 5 Year Update
Impact Lvl1: Arts & Culture, Economic Development, Pandemic, Transportation, Vision/Identity
Impact Lvl2:

November Newsletter, 5 Year Plan Update draft, webinars on land investments, DMC status and Covid impacts. Reminder to comment on 5 year plan update

Project Report of America's City for Health : December 20, 2019 : 2019 Community for Health Workgroup Log
Impact Lvl1: Best Practice, Business Process, Civic Engagement, Health
Impact Lvl2:

DMC EDA initiated Community For Health group effort notes 2018 and 2019 logging of notes and activities.

Project Report of Destination Medical Center (DMC) : September 26, 2019 : Destination Medical Center (DMC) September 2019
Impact Lvl1: Arts & Culture, Economic Development, Housing, Sustainability, Transportation, Workforce Development, Vision/Identity
Impact Lvl2:

September 2019 DMCC Meeting memo about metrics dashboard.

Project Report of DMC Dashboard : August 27, 2016 : DMC Dashboard With Data
Impact Lvl1: Best Practice, Economic Development, Metrics, TBD
Impact Lvl2:

In August DMCC Board meeting, the following DMC Dashboard material was presented.

Saint Marys Place: Holiday Inn Project On Hold - A Wake Up Call for EDA Process Clarification

Highlights

Contents

Lack of TARP

December EDA Status Report

Postmodern

EDA's 'lack of support' killed project, developer says

PB Reporting

Brutger's letter to the city, pulling the plug on $63M project

Impact Levels

Related Reports

Other Destination Medical Center (DMC) Pinned Reports

Pinned DMC EDA organization and project reports