HRA 12/5/24/worksop
Joint City Council and Housing &
Redevelopment Authority Meeting
December 05, 2024
5:00 PM
Fridley City Hall, 7071 University Avenue N.E.
Agenda
Call to Order
Roll Call
Action Items
Informational Items
1.Review of Potential Development Partners Old Central & Mississippi Street
Adjournment
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Si necesita ayuda de interpretación o traducción gratis, comuníquese con el personal de la ciudad.
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Upon request, accommodation will be provided to allow individuals with disabilities to participate in any City of
Fridley services, programs or activities. Hearing impaired persons who need an interpreter or other persons who
require auxiliary aids should contact CityClerk@FridleyMN.govor (763) 572-3450.
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AGENDA REPORT
Meeting Date:December 5, 2024 Meeting Type:Council / HRA Conference Meeting
Submitted By:Paul Bolin, Assistant Executive Director
Title
Review of Potential Development Partners Old Central & Mississippi Street
Background
TheCity of Fridley will host a joint work session on Thursday, December 5th, from 5:00 PM to 7:00 PM in
the Fireside Room at City Hall. The purpose of themeeting is to evaluate the potential of partnering
with Centra Homes,orLennar Homes,for the HRA-owned property located at Mississippi Street and
Old Central.
During the two-hour session, each developer will be given 45 minutes to present their proposal and
take questions fromthe HRA Commissioners and City Council. The structured format will begin with
LennarHomes presenting from 5:00 PM to 5:45 PM, followed by CentraHomes from 5:50PM to 6:35
PM. Each presentation will consist of a 10-15 minute overview, during which the developers will share
detailed information about their company, past municipal development experience, proposed home
styles, and project specifics.
Developers have been asked to providephotosof home styles, preliminary site development concepts,
estimated unit counts, and projected pricingof the homes. After each company's presentation, there
will be an opportunity for HRA Commissioners and City Council members to ask questions and seek
clarification about the proposed development.
The final 25minutes of the meeting, from 6:35PM to 7:00 PM, will be reserved for initial discussions
and thoughtson the presentations. No formal action will be taken. Final selection of the development
nd
partner will take place at the January 2HRA Meeting.
Attachments and Other Resources
RFQ Responses from Lennar & Centra
Vision Statement
We believe Fridley will be a safe, vibrant, friendly and stable home for families and businesses.
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October 18, 2024
Paul Bolin
Assistant Executive Director
7071 University Avenue NE
Fridley, MN 55432
RE: Old Central Mississippi Site Request for Qualifications
Dear Paul,
Centra Homes is pleased to submit this proposal to partner with the City of Fridley for development
St NE. Centra has a longstanding history as a local builder and developer within the Twin Cities Metro
Area. Centra was founded in 2011 and has proven successful completion in over 50 communities
since its inception, and we would love to partner with the City of Fridley to deliver a slab on grade,
owner-occupied, single-family home neighborhood in this area of the City. Below are detailed
responses to the requirements outlined in the RFQ for this site.
Developer Information
Main Contact:
Paul Tabone
Centra Homes, LLC
Paul.Tabone@Centrahomes.com
https://www.centrahomes.com/
From Leadership through the rest of its personnel, Centra has a robust team with a great deal of
the Twin Cities residential real estate market.
Dale Wills Founder and CEO
Dale Wills is an experienced real estate developer who has been involved in the industry for more
than 35 years. He is the owner and founder of Centra Companies, and since 2011, he has overseen
the development of more than 1500 homes across 50+ projects totaling more than $500 million in
project value. He recently established Centra Capital Partners, a real estate syndication company
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partnering with accredited investors to build wealth through ground-up single-family home
developments in the Midwest. The Centra team controls development from start to finish while its
team of experts source, entitle, build, and sell each home, allowing Centra to manage its costs
extremely effectively while adhering to and even exceeding development and build schedules.
David Ruhland - VP of Operations
David currently leads the Construction Team at Centra Companies where he provides guidance and
oversight of all new home construction and customer service operations across all Centra
communities. He joined Centra Companies in July 2013, working in various roles from project
manager to head of construction before becoming Vice President of Operations in 2020. Prior to
Centra, he worked on multiple construction projects across the Midwest, including supporting a
start-up builder in Sioux Falls, South Dakota and providing oversight of maintenance across more
than 500 apartment units for a property management company.
Paul Tabone Director of Development
Paul joined Centra in June of 2023 and is a seasoned real estate development professional with 20
years of experience in the building industry. He began his career in California working for a local
municipality, and then worked as a planning consultant performing entitlement and development
functions on numerous project teams for residential, commercial, and industrial projects
throughout the state of California. Paul left the consulting world in 2013 and went on to work for two
national builders. Upon relocating to the Twin Cities at the end of 2013, Paul spent nearly 10 years
working at Lennar, where he executed the planning, design, entitlement, and pre-development of
l has
successfully entitled over 10,000 homes for development and construction throughout the Twin
Cities metro area.
Pattberg has approximately 25 years of experience in the homebuilding industry. He currently leads
the Land team and has and has worked on all aspects of
land development and homebuilding in every single Centra community since Centra was founded in
with her keen eye, invaluable HOA and project administration experience, and years of field
experience.
Consultants/Project Partners:
Centra has used a variety of project partners that are experts in the Twin Cities Market place.
Some of our key partners are included below.
Civil Engineering and Surveying:
Carlson McCain
James R Hill and Associates
Pioneer Engineering
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Wetlands and Environmental:
Kjolhaug Environmental
Midwest Natural Resources, Inc.
Westwood Professional Services
ISG Inc.
Soils Inspection and Phase 1:
Braun Intertec
Haugo Geotechnical
Carlson McCain
Market Overview
The housing market remains challenging at the local, state, and national level. Due to ever rising
material and labor costs, inflation outpacing wage growth, lack of supply, and land constraints,
housing prices remain stubbornly high. Many prospective buyers have been priced out of the housing
market. While the recent interest rate reduction may help some prospective borrowers, and inflation
seems to be easing, the median price of a home in Minnesota is tremendously inflated, while the
national median home price is still well north of $400,000. Centra believes that in the coming years,
there will be an unprecedented need for housing that gives younger buyers a chance to enter into
homeownership. This market segment is currently struggling more than ever to afford a home.
Centra offers a variety of home styles and choices that range from entry-level townhomes to
traditional 2-story homes with 3-car and 4-
retirees with varied price points. However, we envision this area as a neighborhood targeted toward
younger buyers, such as young professionals and young families. Target price points in this area
would be in the mid to upper $300,000s with some homes potentially over $400,000. It is believed
that this location with these price points would provide a prime area of housing that would have the
Based on a preliminary review, our suggestion is to construct slab on grade, two-story homes with a
marketing focus on young families, young professionals and single parents. We are also open to the
input and experience of the City Council, Planning Commission and City Staff on when is needed
within the City of Fridley. We encourage you to share your input on the best housing product for this
new neighborhood.
Centra communities are laid out in a manner that utilizes land efficiently to maximize yield while still
offering a single-family detached home at a price point that is considerably more attainable in
buyers with desirable interior amenities such
as stone countertops and stainless-steel appliances. Materials used are durable and while not
overly expensive, are made to withstand years of everyday use.
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Public Sector Experience
Centra prides itself on our relationships with municipal staff throughout the metro. We continue to
successfully demonstrate our ability to balance private business strategies with the public policy
and regulatory framework that define the development process to obtain entitlements and secure
development approvals at the local, state, and federal levels. Our approach aims to build consensus
with local agencies and try to work toward a win-win outcome for all parties involved while providing
a desirable product for the ultimate end user, our residents.
We have extensive experience working with the public sector. Whether it be through actual public
sector employment experience or years of working with the public sector from the private side, we
understand the importance of a symbiotic partnership through the challenging process of
development. Through neighborhood meetings, public hearings at Planning Commission and City
addition, Centra has partnered with multiple Cities on publicly owned land that was developed into
residential neighborhoods. The Similar Project section below highlights a few of these
neighborhoods.
Financial References
Bridgewater Bank
Tom Johnson, Senior Vice President
Commercial Bank Team Lead
952-653-0617
tom.johnson@bwbmn.com
21st Century Bank
Phil Hocking, Senior Vice President
Residential Development and Home Building
612-372-4327
phocking@21stcb.com
Public Assistance
For this type of neighborhood, Centra would request municipal flexibility on things such as
development regulations and setbacks, architectural requirements, and for the ability to think
creatively about how to overcome some of the potential site challenges. We believe slab on grade
homes could be a great fit in this location of the city.
Assuming the City and Centra move forward as partners, we would ask for some public participation
in terms of timing of processing, and potential financial support for improvements if the situation
arose. This would ultimately be subject to site conditions and development obstacles that might be
encountered during the due diligence, design, entitlement and land development processes. Based
on the brief overview of the Site, there might be some financial assistance needed for Site Clean Up,
including removal of concrete (debris from construction of 694), soil correction (existing fill of 7 to 9
feet deep) and the creation of the needed excess storm water capacity need to help with the
developed site to the North. We are committed to be open, honest and quick to share any
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development challenges as we proceed through formal Due Diligence and Project Design that might
require Public Assistance.
Similar Projects Ramsey MN and Coon Rapids, MN
As an experienced developer and builder, Centra has completed an array of projects since 2011.
These projects demonstrate our ability to build consensus with public officials to achieve
communities both Centra and the City can be proud of. Below is a brief description of three recent
successful Centra Communities. Two of them are in Ramsey and one is in Coon Rapids.
Cottages at the COR Ramsey, MN
project, Cottages at the COR, came about when a previous developer defaulted on the project. The
City developed a Master Vision Plan to develop the remaining land in the COR after the City took
ownership of much of the land. Working closely with City Officials and through neighborhood
meetings a new housing product was designed to be detached, with front porches in an urban
streetscape. The site plan and homes met the goals and vision of the City Council and was warmly
accepted by the surrounding community. Centra was able to complete approximately 40 homes in
the COR with sales price in the low 300K range. Sales pace moved along at about 1.5 sales per
month, and the community closed its last home in the first part of 2022. The new neighborhood is
completed, families have moved in, and children can be seen playing and riding their bicycles
throughout the area.
Waterfront Village Ramsey, MN
Centra has continued its great relationship with the City of Ramsey in our latest Ramsey community,
also located in the Ramsey COR. The alley loaded homes were so successful in Cottages at the COR
that Centra was approached by the Ramsey EDA in early 2023 for a 16-acre parcel in the COR. After
numerous discussions with City staff, and several concept reviews, Waterfront Village was entitled
during the winter and spring of 2024, developed during the summer of 2024, and the first addition
st
streets were paved the week of October 1, 2024. Multiple homes are now under construction, and
Centra will be delivering 108 more Court homes over the coming years within the City. Pricing is
anticipated to start in the mid-300s and sales are forecasted at approximately 2 homes per month.
Port Riverwalk Coon Rapids, MN
Centra recently closed the last home in Port Riverwalk during summer of 2024. Located in Coon
Rapids, Port Riverwalk consists of more than 130 single family homes with varying floorplans. This
neighborhood features a significant amount of small lot single family homes ranging from 1,777 sf to
2,337 sf with varying garage and floorplan configurations. This community is a great example of what
can happen when a City and developer work together to achieve a desired outcome with multiple
housing options. This land had been owned by the City for many years and had been through multiple
developer partners. The City worked through many different development options from market rate
apartments to restaurants and commercial pads and eventually settled on for sale residential
homes. Centra used multiple market connections to vet the different options and financing
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structures that the City wanted to explore as options on this large parcel of land. Ultimately the City
used the previously created TIF district to provide some regional utility solutions and site
contamination clean up. The City kept all of the remaining TIF money generated from the new
construction. Pricing ranged from about $290k up to $380k throughout the life of the community
(depending on floor plan), and sales moved along at a pace of roughly 3 per month.
The financing of these neighborhoods follow the process as described in the Financial Summary that
was included with the Financials provided to the HRA Attorney.
For renderings and visuals of these communities and home styles, please refer to Exhibits 1 and 2.
Public Official References
Please feel free to reach out to the following public officials:
-City of Coon Rapids
o Matt Brown - Community Development Director
o mbrown@coonrapidsmn.gov
o 763-767-6460
-City of Ramsey
o Sean Sullivan - Economic Development Manager
o ssullivan@cityoframsey.com
o 763-433-9868
-City of St Michael
o Marc Weigle - Community Development Director
o marcw@stmichaelmn.gov
o 763-416-7932
We thank you for your consideration and are looking forward to the opportunity to partner with the
Sincerely,
Paul J. Tabone
Director of Development
Centra Homes
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Exhibit 1
Cottages at the COR and Waterfront Village
Site Plans and Photos
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Exhibit 2
Port Riverwalk Site Plan and Photos
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SURVEYING ENGINEERING ENVIRONMENTAL
Minneapolis, MN 55433
11460 Robinson Drive N.W.
License #:
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