Land h+development+ +110110+(1)

Contact:
Mark Nordland, Manager
L&H Development, LLC
222 North Second Street
Minneapolis, MN 55401
Phone: 612.812.7020
Fax: 612.339.6212
mark.nordland@gmail.com

a proposal for redevelopment at

2225 East Lake Street

Table of Contents

Letter of Interest 1

Development Program and Plans 2

Project Goals and Approach 3

Development Proforma and Timeline 4

Development Team 5
United Properties
Greystar
Greco, LLC
Project for Pride in Living (PPL)
Consultants

November 1, 2010

City of Minneapolis - Department of CPED
105 5th Avenue South, Suite 200

Re: 2225 East Lake Street Redevelopment
222 North Second Street
Minneapolis, MN 55401 Dear Selection Committee:
Phone: 612.812.7020
Fax: 612.339.6212 On behalf of L & H Station Development, we respectfully submit our proposal for redevelopment of 2225
East Lake Street. The attached response to the RFP illustrates our proposed project and development
team. We have outlined our development process for determining the highest quality project, the
methodology for establishing the design, accessing the market place and defining the economics for
implementation.

The proposed development team is a collaboration of United Properties, Greystar, Greco Real Estate
Development, and Project for Pride in Living with each entity specializing in a key aspect of the
development. The proposed L & H Station redevelopment represents a transit oriented, high density,
mixed-use project combining market rate, affordable, and senior residential with office, commercial and a
public neighborhood farmers’ market. It is through this combination of uses that the highest and best value
will be established for the site and the surrounding community.

Together with the team’s project consultants, all are committed to the project and will provide the
resources to work closely with the School Board and the City of Minneapolis to establish the final site
master plan for the proposed development uses and obtain the necessary approvals. The development
team shares the vision to enhance this transit-oriented destination and activity center for the East Lake
community. The implementation of the development is strengthened by the collaboration of the
developers skills, resources, and special focus to create a multi-use, transit-oriented development.

The team for this project is structured to address unique concerns and a variety of issues relevant to a
project of this complexity.We see this project as a catalyst for continued development along the Hiawatha
Corridor.We look forward to working with the Minneapolis School Board and the City of Minneapolis to
create a successful project that brings additional value to the community. We appreciate your time and
consideration and look forward to directly sharing our capabilities with the Minneapolis Public School
Board.Thank you for this very exciting opportunity.

Sincerely,

Mark Nordland, Development Manager
L & H Station Development, LLC

Development Program

Proposed Master Plan for Development
The L&H Station development master site plan illustrates an initial concept plan for the
development to define the scale and density of uses. During the City entitlement phase, the
design will be finalized to create a consensus design that accommodates the development
program and the Corcoran comprehensive plan.

Public Realm
• The site design master plan is a collection of buildings, organized around two
internal streets that divide the 6-acre site into three distinct areas for development.
• The open space between the buildings provides public/private access courtyard areas
to the buildings, grade level terraced units, visitor parking and site amenities.
• The streetscapes along 22nd Avenue, 31st Street, and East Lake Street are designed
to provide 15 to 30 feet of public pedestrian development for plantings, lighting and
urban furniture and art.
• The pedestrian movement patterns are re-enforced by the extension of 23rd Avenue
and its related sidewalks through to the LRT station. The urban street patterns are
reflected in the east/west connection through to 22nd Avenue S.
• Market Square is an open plaza that will serve as the primary location for the
Midtown Farmers Market. Its position immediately adjacent to the LRT platform will
Visioning: Streetscape provide for wayfinding from Lake Street and a prominent location which will attract
shoppers from not only the local community, but those passing through on the
train.This location will also help to build upon the existing customer base and brand
that the market currently has today.
• The building heights step down from 6 stories on the north side of the site at Lake
Street to 4 and 5 stories on the south end at 31st Street.

Mixed-Use Transit Oriented Development Program
The vision for the L&H Station development is a mixed-use, transit-oriented development
that complements the adjacent retail and recreational uses with the addition of office and
residential uses. The overall mixed-use development would potentially include 500 to 575
housing units, 80,000 square feet of office, and open space for at least 70 farmers market vendor
stalls. Space for specialty retail is also included in the development. The vision for the type
of mixed-use functions for the development includes the following:
• Office rental space for medical, educational, or administrative tenants plus some street
level specialty retail
• Market rate rental housing in a mix of unit types and sizes with amenity space
• Independent living senior housing with commons and amenity space for area residents
• Special needs housing with support areas and related services
• Affordable and work force housing with commons and amenity space

Farmers’ Market Program
Since 2003, the Midtown Farmers Market (MFM) has connected locally produced food and
goods with 40,000 customers per season at 2225 East Lake Street on a surface parking lot
owned by Minneapolis Public Schools. The MFM was conceived by local residents and is
operated by the Corcoran Neighborhood Organization (CNO).The MFM currently operates
one day a week from May to June, and two days a week from June through October. the
MFM was a keystone element of the Corcoran Midtown Revival Plan (Plan), which calls for a
mix of housing, retail/office, structured/ underground parking, and public open space.This citizen
generated Plan was adopted by the City Council as part of the Minneapolis Plan in 2002
(http://www.ci.minneapolis.mn.us/cped/corcoran.asp).

Development Program

The L&H Station concept master plan will be phased to allow for market and financing
constraints. It is envisioned that the site improvements will finish the internal street
extensions, thus defining the three parcels and allowing an orderly phasing of the site. After
studying several site massing options, the attached site master plan illustrates the final vision
for the development.

PHASE IA
Office Building
80,000 sq ft total
(45,000 sq ft for MPS Welcome Center and Adult Basic Education Program)
Average Lease Rate: $14-16 net/sq ft

Retail/Commercial Space
20,000 sq ft
Average Lease Rate: $24-28 net/sq ft
Market Rate Apartments
Visioning: Market Square 150 units
Average Rents: Studio/Alcove: $ 950
1-bedroom: $ 1,100
2-bedroom: $ 1,300
400 stall Parking Structure with 100 existing surface spaces on the YWCA site

PHASE IB
Site infrastructure, utilities, public plaza, and farmers’ market

PHASE IIA
Senior Housing
90 units
Average Rents: 1-bedroom: $ 860
2-bedroom: $ 1,040

PHASE IIB
Market Rate Apartments
200 units
Average Rents: Studio/Alcove: $ 950
1-bedroom: $ 1,100
2-bedroom: $ 1,300
Affordable Housing
60 units
Average Rents: 1-bedroom: $ 650
2-bedroom: $ 850
3-bedroom: $ 975
PHASE III
For Sale Townhomes
11 units
Sale price:To be determined
Affordable Rental or For Sale Housing
50 units
Rents or Sale price:To be determined

Development Plans

F

A
A

G A
B
D

E

A MARKET RATE APARTMENTS
B AFFORDABLE APARTMENTS E
C RETAIL
D FARMERS’ MARKET G
E SENIOR APARTMENTS
F OFFICE
G PARKING

PERSPECTIVE VIEWS

Development Plans

A E

D
C
A B

F
G

A

A MARKET RATE APARTMENTS
B AFFORDABLE APARTMENTS
C RETAIL
D FARMERS’ MARKET
E SENIOR APARTMENTS
F OFFICE
G PARKING

PERSPECTIVE VIEWS

Project Goals and Approach

Current Site Conditions
The 2225 East Lake Street site presents a unique opportunity to redevelopment 6-1/2 acres
of land immediately adjacent to the Light Rail Transit station.The site was formerly home to
Brown Institute and a MPS charter school. The site is currently underutilized and reflects
the established "suburban" land use patterns of the larger Hiawatha-Lake area, where large
surface parking lots (e.g.Target, Cub stores, Hi-Lake Shopping Center) attract motorists with
virtually unlimited surface parking. This pattern stands in sharp contrast, however, to the
dense, urban, transit-oriented land use pattern that is coming to the Project Area.

2225 East Lake Street: a master plan for redevelopment
The proposed Lake & Hiawatha Station (L&H Station) development is a mixed-use resi-
dential, civic and commercial project to be developed on the site. 2225 East Lake
represents the best and largest opportunity for transit-oriented development in south
Minneapolis and such use will promote growth and quality of life in the East Lake Street /
Midtown area. The development is a mixed-use, high-density project which will be the
highest and best value for the development of the site from a community and urban
planning standpoint. This development master plan recognizes and leverages the strong
existing assets at or near 2225 East Lake, and reinforces the site's value as a civic and regional
destination. This master plan also represents the highest and best revenue opportunity for
owner and prospective seller Minneapolis Public Schools (MPS).

The L&H Development team and its project consultants are committed to the project and
will provide the resources to work closely with the Corcoran Neighborhood Organization
and the City to establish the site master plan for the proposed development uses. The
development will be consistent with the shared neighborhood-city plan and the City of
Minneapolis' goals for transit-oriented development.

At this time there are many design options and financial issues which lie ahead for the
project. The best solutions for these issues will come from a joint effort of the City of
Minneapolis, the Corcoran Neighborhood Organization, the Minneapolis Public Schools
board and the skills of the development team. Minneapolis Public Schools has indicated it
will retain a permanent presence at 2225 East Lake with its citywide Welcome Center and
Adult Basic Education operations.The development team is hopeful that when MPS transi-
tions from being a property owner to becoming a tenant, this will result in greater financial
resources to support the future office building development on the site.

Corcoran Midtown Revival Plan: the shared neighborhood-city plan
The citizen-generated Corcoran Midtown Revival Plan-amended to the Minneapolis Plan by
City Council Vote in 2002-calls for a transit-oriented mix of housing, retail/office, and open
space to accommodate a farmers market and other public uses. The Corcoran
Neighborhood Organization (CNO) expects a continuing partnership of public and private
initiative to develop the area.


L&H Station Development Team intends to partner with CNO and the City for the master
plan of the development. As defined in the shared neighborhood-city plan, specific project
goals for development are as follows:
• Concentrate building height at the Lake Street area next to the LRT station for rental
and condominium housing with views to Downtown, and step down in scale to meet the
existing residential blocks south of 31st Street.
• Structured or below-grade parking to support inviting, higher density retail along Lake
Street for people arriving by car and rail.
• Zero or limited setbacks, articulated and active Lake Street storefronts and high
quality building materials that will create an inviting, attractive, and pedestrian-friendly public realm.
• Active streetscape, lighting, graphics, signage, landscaping, street furniture, and open
accessible development features for an inviting development.
• Shared-use public space that will accommodate an outdoor farmers market and draw
customers from surrounding communities, with visual and physical connections to the light
rail station and neighborhood thoroughfares.
• Plaza and tree lined streets to create an open development that connects the
neighborhood to the south with the LRT station.
• A public parking facility to support parking and yet preserve open green space and
pedestrian outdoor spaces.

Farmers’ Market and shared public space concept
The master plan proposed herein includes a farmers market as a key usage at the L & H
Station Development, in keeping with the shared neighborhood-city plan. Since 2003, the
Midtown Farmers Market has connected locally produced foods and goods with 40,000+
annual customers at 2225 East Lake in partnership with Minneapolis Public Schools through a
no-cost lease agreement. Strong community support for the market-a reflection of the strong
civic engagement within the surrounding neighborhoods-enhances the urban community,
generates small business opportunity and therefore enhances the residential community.The
development team will work with the Midtown Farmers Market to integrate and enhance the
usage of the market in the design of the public area and provide related support space.


Community Engagement
Beginning in November of 2009, a task force of the Corcoran Neighborhood Organization's
Land Use and Transportation Committee began a focused series of meetings with the Lake
& Hiawatha Station Development team members to generate ideas and goals for the future
of the 2225 East Lake Street site . The development team and Corcoran residents have
similar shared goals and imagine senior, affordable, and market-rate housing, office and retail
space, public open space including the Midtown Farmers Market, and structured parking -
both below-grade on the site and within a shared ramp off site.

Stakeholders for the project include residents, area business owners, the Corcoran
Neighborhood Organization, the YWCA, the City of Minneapolis, the Midtown Farmers’
Market, and elected officials at the City, County, and State levels.The L&H Station develop-
Community Meeting ment team will continue to reach out to all stakeholders and meet on a regular basis to
ensure that the master plan for 2225 East Lake Street meets the goals of all stakeholders.

Adjacent Redevelopment Sites
Transit-oriented development projects are underway on two adjacent vacant or underutilized
land parcels at the southwest corner of Hiawatha and Lake:
1. Clare Housing has broken ground on 45 (3 stories with underground parking) units
of supportive housing for people living with HIV/AIDS at the 1-acre site at 3105 23rd
Avenue South.
2. Wellington Management received preliminary neighborhood support in February
2010 for a concept plan involving 100-130 units (4 stories with underground
parking) of affordable housing on the 2-acre parcel at 3100 Hiawatha Avenue.

Midtown YWCA
Immediately to the west of the MPS site, the existing Midtown YWCA and Minneapolis
Sports Center are at full capacity in terms of demand for memberships and member parking.
A surface lot provides free user parking, but the adjacent MPS lot serves as unofficial overflow
parking. Conversations about adding parking capacity at the Midtown facility continue at an
executive level of the YWCA organization.
Master Plan Evolution

Existing Assets that reinforce the site's regional identity
The Corcoran neighborhood - an active, diverse, stable and affordable place to live, work
and raise family.

Hiawatha Light Rail Line - Midtown/Lake Street Station at the northeast corner of the development
site. 20,000 riders daily.

Midtown YWCA and Minneapolis Sports Center - with over 12,000 members and
approximately 2,000 visitors daily.

The Midtown Farmers Market-currently in its eighth season drawing 40,000 annual
customers to 70+ vendors.

MPS Welcome Center, Community Education, and Adult Basic Education - operations
remaining at 2225 East Lake, drawing visitors from Minneapolis and the region.


South High School - located within two blocks of the site, with 2,000 high school students
and historically strong academic performance.

Midtown Greenway - bikeway with regional connections including Sabo Bridge over
Hiawatha Avenue located just blocks from the site. 3,000 riders daily.

Lake Street - includes strong, established retail and dining adjacent to Lake and Hiawatha
including Target and major grocers.

Minneapolis Police Department 3rd Precinct Headquarters-just opposite Hiawatha Avenue.

Phillips Eco-Enterprise Center (PEEC) and ReUse Center - The Green Institute is a leader
in the green building movement. Designed as a “living experiment,” the Phillips Eco-
Enterprise Center continues to be analyzed on a cost savings and energy usage basis while
housing the activities and operations of The Green Institute and tenant organizations. The
Corcoran Neighborhood ReUse Program sells salvaged building materials and green product lines, diverting an
estimated 400 tons of reusable building material from landfills every year.

Shared Parking Strategy
Parking for all the uses is envisioned to be a shared mixed-use parking plan.The development
functions will include below-grade parking per building, limited surface and shared parking in
a public parking ramp. The amount of parking shall comply with the market demands, City
requirements and will likely result in less parking and more support for LRT usage.

The adjacent Midtown YWCA and Minneapolis Sports Center facility provides a critical
element of community identity and service delivery for the development.The comprehensive
plan concept of public parking expansion as shown at the YWCA is a critical support function
for the proposed L&H Station community. In addition, the L&H master plan proposes a liner
housing concept at the proposed parking deck, which would mitigate aesthetic impacts of
the deck on the neighborhood, restore both sides of 22nd Avenue to a pedestrian-friendly
orientation, and could help fund a shared parking solution in partnership with the YWCA
and other stakeholders.
Midtown YWCA
Continued discussions are needed with YWCA administration regarding opportunities to
construct a new parking garage on the YWCA site.The initial studies of the garage show liner
housing wrapping the garage on the east and south sides.

Connectivity
The site master plan design will allow for public and private pedestrian movement through
the site. The open space plan and building massing will support the building context and
fabric of the area. It will support the security of the residents and yet connect the development
to the surrounding community. As part of the master plan, 23rd Avenue will continue north
past 31st Street and connect through to 22nd Avenue.The internal streets of the development
divide the site into three distinctive parcels and also define the open space for the farmers’
market.The overall flow of the site supports the movement pattern of pedestrians from the
neighborhood to Lake Street and to the LRT station.


Geo-technical and Environmental Issues
Based on our review of the geo-technical report provided by CPED, it is our understanding
that there are no significant environmental concerns regarding the soil or ground water on
the site.The development team will perform additional environmental testing to ensure that
all parcels are safe for development and that all necessary studies have been completed
prior to demolishing the existing structure or excavating for new construction.

Sustainable Design and Development
L&H Station Development intends to create a sustainable environment that will be a benchmark
for urban living at a TOD location. The L&H team has reviewed the Sustainability Statement
prepared by the Corcoran Neighborhood Organization and will strive to meet the perform-
ance goals as they relate to energy, construction waste, stormwater management, transportation,
and landscape design. The development will accommodate bikes, LRT, bus, cars, and car share
programs. Additionally, every effort will be made to support live/work uses, local services, and
local business development so that the L & H Station can be a self-sustaining community. We
recognize the positive impact that environmentally-sensitive buildings will have on the people
who live, work and visit the L&H Station Development. Residents and visitors will benefit from
The Midtown Greenway
the amenities offered by the site and the buildings.The design team will incorporate sustainable
design principles to reduce operating costs, lower energy consumption and guarantee that his
development is an example of environmental responsibility.

Sustainable Design Strategies

Development Timeline and Proforma

As described earlier, L&H Station Development, LLC proposes a phased approach to the
site development and purchase. While our proposed timeline is aggressive, we believe that
it is important to move at a quick and consistent pace in order to keep all constituencies
focused on the complex project.

Proposed Timeline:

PROJECT PLANNING/APPROVALS
November 1, 2010: Submit RFP Response

January 1, 2011: L&H Station Development, LLC selected as site developer

January - April, 2011: Negotiate details of land purchase, phasing, zoning, site plan, funding
sources, farmer's market/public space, parking structure with CPED and MPS

May - August, 2011: Entitlement and funding source approvals, physical due diligence

PHASE IA
September - October, 2011: Close on Phase I site acquisition and commence construction
of 80,000 square foot office building, 150 units of market rate apartments and 400 stall
parking structure on the YWCA site.

PHASE IB
Summer, 2012: Commence and complete construction of infrastructure and public
plaza/farmers’ market.

PHASE IIA
Fall 2012: Close on Phase IIA site acquisition and commence construction of 90 unit
senior housing project.

PHASE IIB
Summer 2013: Close on Phase IIB site acquisition and commence construction of 200 units
of market rate apartments and 60 units of affordable housing.

PHASE III
Spring 2014: Commence and complete construction of 11 units of liner housing - a for sale
townhome project to screen the shared parking ramp. Potential acquisition of the existing
homes at 22nd Avenue and 31st Street for a second phase of 50 units of affordable rental
or for sale housing.

Development Timeline and Proforma

Acquisition Price
$7,000,000 or $24.80/sf for 6.48 acres

Land acquisition will occur in three phases:
Phase IA: Fall 2011 - $3,500,000
Phase IIA: Fall 2012 - $900,000
Phase IIB: Summer 2013 - $2,600,000

Development Economics
The respective developers for each functional component of the proposed project can
support and will pay the land acquisition costs outlined above and further detailed in the
chart below. In addition to the acquisition cost, however, the proposed project will require
$4 million for roads, utilities, infrastructure, demolition and public space/farmer's market
costs. L&H Station Development, LLC shall seek funding for these costs through multiple
sources including TIF, Grants,TOD Funds, etc. Finally, we propose that the City of Minneapolis
assist in the financing of a 400 stall parking structure on the current site of the YWCA/MPLS
Sports parking lot that will serve those facilities as well as our proposed new development.

See enclosed detailed chart which indicates the proposed phasing, land cost allocations and
total project values.

L&H Station Development Proposal

Phase IA Developer Start Land Allocation Land Price Estimated Value Total Value
Market Rate Mulit-Family Greystar 150 units Fall 2011 $ 10,000 per unit $ 1,500,000 $140 - 160,000 per unit $21 to $24 million
Office United Properties 80,000 sf Fall 2011 $ 25 per sf bldg $ 2,000,000 $125 - 150 sf $10 to 12 million
Parking Structure Minneapolis 500 stalls Fall 2011 $ - $ -
Phase IB Developer Start Land Allocation Land Price Estimated Value Total Value
Public Space/Farmer's Market L&H Development, LLC Summer 2012 $ - $ -
Phase IIA Developer Start Land Allocation Land Price Estimated Value Total Value
Senior Housing Greco/CommonBond 90 units Summer 2013 $ 10,000 per unit $ 900,000 $140 - 160,000 per unit $12.6 to 14.4 million
Phase IIB Developer Start Land Allocation Land Price Estimated Value Total Value
Market Rate Housing Greystar 200 units Summer 2013 $ 10,000 per unit $ 2,000,000 $140 - 160,000 per unit $28 to 32 million
Affordable Housing PPL 60 units Summer 2012 $ 10,000 per unit $ 600,000 $120 - 140,000 per unit $7.2 to 8.4 million

Total Land Cost $ 7,000,000
Total Project Value $78,800,000 to $90,800,000

Land Development Costs
Phased Purchase from MPS $ 7,000,000
Farmer's Market/Public Plaza $ 1,500,000
Demolition/Stie Prep $ 500,000
Roads/Utilities/Infrastructure $ 2,000,000
Total $ 11,000,000

Funding Sources
Developer's Purchase Price $ 7,000,000
TIF/Grants/TOD Funds/Etc. $ 4,000,000
Total $ 11,000,000

Development Team

The L&H Station development group structure is defined as illustrated in the attached
organization chart.The basic structure brings together four development entities each with
specific experiences and qualifications to complete the L&H Station development vision and
the Corcoran neighborhood comprehensive plan. In support to the development entities is
a team of consultants equally experienced in design, law, marketing and environmental
aspects of the development creation.

The L&H Station Development, LLC, under the leadership of Mark Nordland as the
development manager, is a development collaboration that will implement the redevelopment
plan with the Corcoran Neighborhood Organization and the City of Minneapolis.The L&H
Development team collaborative effort will execute the overall master plan for the devel-
opment and each individual entity shall purchase and develop individual parcels of the plan.

Corcoran
City of Minneapolis Neighborhood
Organization

D E V E LO P M E N T

Mark Nordland
Development Manager

DEVELOPMENT ENTITIES

United Properties Greystar
William Katter Kevin Kaberna

Greco Real Estate PPL
Arnie Gregory Steve Cramer

DEVELOPMENT CONSULTANTS
DESIGN MARKET
BKV Group Joe Urban
Jack Boarman Sam Newberg

LEGAL TRAFFIC/CIVIL
Faegre & Benson RLK, Inc.
John Herman Aaron Hemquist


L & H Station Development is a master development organization formed by a consortium
of top tier developers to redevelop the 6.48 acre site located at 2225 E. Lake Street in
Minneapolis. L & H, lead by Mark Nordland as the master development manager, combines
the resources of best-in-class developers in office, market rate, affordable and senior
housing to create a transit-oriented, high density mixed use project.

The unique opportunity created by a large site at a light rail station with an active and sup-
A Limited Liability Corporation portive neighborhood caused this group to form as a master developer. The goal of the
entity is to coordinate the site planning, approval, land acquisition and site development
222 North 2nd Street required for the residential, commercial and civic project to proceed. Because no one com-
ponent of the development took a majority of the site, it was determined that the best way
to proceed was as a group.
Phone: 612.812.7020
Fax: 612.339.6212 L & H Station Development Members:

Mark Nordland - Development Manager
United Properties - Office
Greystar Property Development - Market Rate Housing
Greco Real Estate Development - Senior Housing
Project for Pride in Living - Affordable Housing
BKV Group - Design
Faegre & Benson - Legal
Urban Joe - Market Research
RLK, Inc. - Civil and Traffic Engineering

In addition to the members above, we believe that the MPS, Corcoran Neighborhood
Organization, Midtown Farmers’ Market,YWCA, City of Minneapolis and other stakeholders
are all part of our team with a common goal of maximizing the development potential of
the site.

Team Resumes

Mark Nordland
L&H Station Development, LLC: Development Manager
Mark Nordland has 15 years of commercial real estate experience and has been involved
in the development of more than $750 million in projects. From 2006 - 2010, Mark co-lead
Ryan Companies' Minnesota Region development team in developing more than $500
million in projects — $185 of which he personally developed.

Nordland received his bachelor’s degree in economics and government from Lafayette
Education College in Pennsylvania. Before joining Ryan, he served as director of industrial development
Lafayette College
at CSM Corporation and as an industrial broker at Welsh Companies. Nordland is a
Bachelor of Arts, Economics and
Government Certified Commercial Investment Member (CCIM), and also belongs to the National
Association of Industrial and Office Properties (NAIOP) and the Minnesota Commercial
Professional Experience Association of Realtors (MNCAR). Mark was the co-chair of Ryan’s United Way Campaign
Vice President of Development
Ryan Companies; 2006 - 2010
in 2008 and has volunteered with A Chance to Grow and Catholic Charities.
Director of Development
CSM Corporation; 1999-2006 In 2010, Mark received The Minneapolis/St. Paul Business Journal’s “40 Under Forty” award
Broker recognizing the region’s up-and-coming business and community leaders. Selections are based
Welsh Companies; 1996-1999
on each individual’s professional achievements and commitment to community service.
Professional Affiliations
Certified Commercial Investment Relevant Experience
Member (CCIM)
Cargill, 30,000 SF Corporate Office, Omaha, NE
Officer and Board Member, National
Association of Industrial and LDI/SAFCO, 302,016 SF Distribution Center, Windsor,VA
Office Properties (NAIOP) US Bank Data Center, 138,800 SF Tier III, Olathe, KS
Minnesota Commercial Association of Toro, 350,000 SF Distribution Center,Tomah, WI
Realtors (MNCAR
QLogic Corporation, 100,074 SF, Corporate Office, Shakopee, MN
Awards and Recognition Dean Lakes, 276-acre Mixed-useTechnology Development, Shakopee, MN
2010 Minneapolis/St. Paul Business Transoma Medical, 118,500 SF, Office/Laboratory/Clean Room, New Brighton, MN
Journal’s “40 Under Forty” top executives The Hartford, 130,000 SF, Corporate Office, New Hartford, NY
Six NAIOP Awards of Excellence
2008 Best in Real Estate from 610 Business Park, 59-acre, Mixed-use Development, Brooklyn Park, MN
MSP Business Journal New Brighton Commons, 57,980 SF, Industrial, New Brighton, MN
Crystal Bay Business Center, 18-acre, Office,Warehouse, and Office Showroom, Orono, MN
Lexington Preserve Business Park, 140 Acres, 850,000 SF, Blaine, MN
The Waters Corporate Campus, 80-acres, Eagan, MN
Westgate Business Park, 450,000 SF, St. Paul, MN
Aveda Worldwide Distribution Center, 126,000 SF, Blaine, MN

“Mark has become one of the top developers in Minnesota. Whether he is putting together a
development, leading our United Way Campaign or presenting at an industry event, he puts
100% into everything he does, and he always gets results.”
- Collin Barr, President, Minnesota Region, Ryan Companies US, Inc. “

References

Mark Nordland References:
US Bank
Contact: Bob Everson
Construction and Design Manager
2800 East Lake Street
612.728.8450

Cargill, Inc.
Mike Lewis
1705 Kellie Drive
Blair, NE 68008
402.533.4117
mike_lewis@cargill.com

The Hartford
Troy Riccitelli
Director, Workplace Resources
Hartford Plaza
HO-2-18
Hartford, CT 06115
860.547.5501
troy.riccitelli@thehartford.com

Data Sciences International (DSI)
Charlie Coggin
Chief Financial Officer
119 14th Street NW
New Brighton, MN 55112
651.481.7422
ccoggin@datasci.com

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• Facility management/Consulting

The company is organized into business units that offer services in the following areas:

DEVELOPMENT
Comprehensive development services for all types of development including office,
industrial, retail, medical, residential and mixed-use projects.

INVESTMENT
Direct principal investment, joint ventures and asset management for all types of commer-
cial property.

Team Resumes

William P. (Bill) Katter
United Properties: Senior Vice President-Investment and Development

As a senior vice president in the Development Department, Bill’s responsibilities include
office, medical office, retail and industrial development and investment in the Twin Cities
market. In that role, he oversees land acquisition and entitlement, selection of contractors,
leasing efforts on development projects and the capitalization of office/industrial investments
and developments. He is also responsible for new investment into office, medical office and
industrial assets for United Properties investment portfolio.
Education
University of Minnesota
Bachelor of Arts in Humanities Past Experience
Before joining United Properties, Bill was director of real estate equities for Thrivent Financial
Registration
for Lutherans from 1994-2003. In that role, he oversaw the acquisition, disposition and asset
MN Licensed Real Estate Salesperson
management of all Thrivent’s investment properties located across the U.S. Bill began his
Professional Affiliations career in real estate in 1989 with Welsh Companies as a property manager.
National Association of Industrial and
Office Properties(NAIOP)
Professional and Community Involvement
Building Owners and Managers
Association (BOMA) Bill is a member of the National Association of Industrial and Office Properties (NAIOP)
and obtained his Real Property Administrator (RPA) designation through the Building
Owners and Managers Association (BOMA).

Relevant Experience
8200 Tower at Normandale Lake Office Park, Bloomington, MN
CH Robinson Worldwide Corporate Headquarters, Eden Prairie, MN
Ford Center Historic Renovation, MInneapolis, MN
Coloplast Corporation, Minneapolis, MN
Centennial Lakes Mixed-Use Development, Edina, MN

References

United Properties References:
City of Eden Prairie
David Lindahl
Community Development Director
8080 Mitchell Road
Eden Prairie, MN 55344
952-949-8300

City of Bloomington
Gene Winsted
Mayor
1800 West Old Shakopee Road
Bloomington MN 55431
952-563-8700

Nelson,Tietz & Hoye
Russ Nelson
81 South 9th Street, Suite 330
612-359-3200

Relevant Experience

Normandale Lake 8000 Tower/TIAA-CREF
Bloomington, MN

TIAA-CREF owned a vacant 4.1-acre site within Normandale Lake Office Park.The vacant land was located among three other office
buildings that were fully occupied, and the park needed to expand to accommodate the growth of existing tenants or risk losing those
tenants to newer properties under construction. Real estate development is outside TIAA-GREF's core business focus, and the
company was reluctant to commence a speculative office development. United Properties' reputation as a developer along with its
existing property management and ieasing relationship with TIAA-CREF gave TIAACREF confidence that United Properties could
successfully deveiop the property.

United Properties persuaded anchor tenants in the existing buildings to expand into the proposed new building instead of moving to
a new location. Once 40 percent of the new building was pre-leased, TIAA-CREF allowed construction to begin. In the late 1990s,
when the building was being designed, the look of office buildings was moving away from reflective blue glass to more pre-cast
structures. The three existing buildings in Normandale Lake Office Park were constructed with blue glass. To meet new design
standards but also blend with the existing structures, the new building - the 8000 Towerwas given a blue glass exterior, instead of a
pre-cast facade, and the interior was designed to be more contemporary.

As a result of United Properties' efforts, the 8000 Tower was 90% pre-leased by the time the building opened in 2001 The new building
provided a long-term home for key tenants by providing room for those tenants to expand without leaving Normandale Lake Office
Park.TIAA-CREF increased its cash flow from the property by turning a non-performing asset into a revenue generating property. Net
operating income now exceeds $4 million per year on what was a vacant parcel of land. In addition, the 8000 Tower was recognized
by the commercial real estate industry as an outstanding office property in 2001 when it received the Award of Excellence from the
National Association of Industrial and Office Properties (NAIOP).

Relevant Experience

Centennial Lakes Mixed-Use Development
Edina, MN

Centennial Lkes is a world-class mixed-use development located in Edina, Minnesota. The innovative design of the project has set a
new standard for mixed-use development worldwide.

United Properties took control of a former gravel pit through a contract for deed in 1988 and sought to redevelop the Edina,
Minnesota, site as a mixed-use property. By coordinating a design that incorporated retail, entertainment, residential and office space
as well as park land, United Properties was able to obtain city approval for the 100-acre proposed development.

United Properties coordinated the efforts of the City of Edina and four private developers to design and complete a project that
would serve as an economic hub and community gathering place as well as a convenient service center for the thousands of people
who would live and work within the site United Properties developed nearly one million square feet of Class A office space on the
site.The company also sold parcels of land to facilitate the development of the retail, medical and residential townhome portions of
the project and acted as a joint developer of the Centennial Lakes Village Homes condominiums.

Construction of the project began in 1988 and was completed in 2000.The development includes five office buildings with nearly one
million square feet of Class A office space, more than 30 retailers and restaurants, a theater complex with eight screens, a medical
office building, a full-service hotel, a condominium complex, a child care center and a fitness center.Walking paths connect the 25-acre
community park at the center of the development to the office buildings and retail plaza.

As the developer of Centennial Lakes, United Properties has set a new standard for highquality mixed-use development worldwide.
Centennial Lakes has been nationally recognized as a premier mixed-use development and its office buildings have won the National
Association of Industrial and Office Properties (NAIOP) Award of Excellence numerous times. What was once gravel pit is now one
of the most respected mixed-use developments in the Twin Cities.

Relevant Experience

Coloplast Corporation
Minneapolis, MN

Coloplast needed to rapidly relocate its U.S. headquarters to Minneapolis. Coloplast selected NorthMarq to help the company align
its real estate with its business strategy and manage all of its real estate in the United States. The existing Minneapolis campus,
previously owned by Mentor, presented several challenges. To fully accommodate Coloplast’s needs, the company also needed to
acquire additional land around the site.

NorthMarq determined Coloplast’s facility needs and developed several real estate alternatives. Working with the Coloplast steering
committee to ensure the company be operational quickly, NorthMarq relocated the healthcare manufacturing operations into a vacant
clean room facility that required minimal renovation. After negotiating the lease, NorthMarq managed the design, build-out and move
into the 90,000-sq.- . facility in just three months. NorthMarq also secured a 42,000-sq.- . sublease space in downtown Minneapolis to
house the company’s U.S. sales and marketing divisions, saving Coloplast approximately $1 million, compared with the initial
recommendation by another firm.

NorthMarq executed cost-e ective solutions that enabled Coloplast to consolidate its U.S. headquarters on the original site of Mentor
Corporation. NorthMarq navigated di cult and lengthy governmental approval processes and obtained more than $9 million in
governmental incentives while ensuring that the project met Coloplast’s desire for a distinctive building and campus that utilized
sustainable design principles. Coloplast’s new campus includes a 100,000-sq.- ., ve-story, Class A o ce tower and 40,000sf of research
and development space. The existing research, development and sterile manufacturing space will be remodeled to provide greater
exibility for added research and development functions, new product introduction and surgical manufacturing products.

Relevant Experience

Ford Center
Minneapolis, MN

Ford Centre, an historic landmark within the Minneapolis warehouse district, will be renovated into a state of the art Class A office
building that incorporates leading sustainable design features while retaining all of the unique and dynamic characteristics of warehouse
district style architectural experience.The most significant and distinguishing characteristic of Ford Centre - its dramatic windowline -
will be restored with newer, more energy efficient windows while preserving the intricate original design.

Upon renovation, Ford Centre will be the jewel of the Warehouse District, setting the new standard for renovated historic office
properties in the Twin Cities.The renovated building, located at the nexus of Twin Cities' rail transit and adjacent to the new Minnesota
Twins ballpark, will provide the most exciting work environment in the marketplace.

When fully renovated, Ford Centre will have 10 stories of office and commercial space containing approximately 265,000 rentable
square feet.The lower level of the building will contain approximately 25 stalls of executive parking, a building common fitness center,
and showers/changing rooms. The fitness center will be located in the former train shed area of the building that has 18 foot ceiling
heights and whose windows oversee the Minneapolis skyline.

The main level of the building will feature a grand hallway, also with 18 foot ceiling heights, and exposed columns that display the orig-
inal building architecture.This grand hallway will connect the building's visitor parking arrival area (on the North side of the building)
to the 5th Street 'front door' entrance of the building, and will be constructed with materials that are consistent with the period in
which the building was originally constructed.The 5th Street entrance will be recreated to simulate the historic entrance to the build-
ing and will connect pedestrians and users of Light Rail Transit with the building core.

Greystar

Greystar was founded in 1993 with the intent to become a provider of world-class service
in the multifamily real estate business. Our innovative business model integrates the
management, development and investment disciplines of the multifamily industry on both
national and local levels.This unique approach and our commitment to hiring the very best
multifamily professionals have resulted in record growth, making us one of the most respected
and trusted multifamily real estate companies in the country.
Property Development

DEVELOPMENT PLATFORM
18 Broad Street - 3rd Floor • Identify and execute on multifamily developments that produce the best risk adjusted
Charleston, SC returns in the industry
Main: 843.579.3229 • Establish a commitment to quality that emanates throughout our organization
Mobile: 843.991.2616 • Leverage fully integrated operating platform to provide professional guidance from
concept to completion
• Be responsive to the changing demands and characteristics of the communities in which
www.greystar.com
we build

Property Management Development
Provides property management services for Provides development and general contracting
all asset types: Affordable Tax Credit, services for all multifamily product types in all
Conventional, High-Rise, HOA / Fractured phases of development including due diligence,
Condo, Lender-Owned, Senior, and Student. capitalization, design and construction, and
quality control.

Asset Solutions Capital Project Services
Provides asset strategy execution leveraging Performs physical due diligence including life-
the services of the organization designed to safety and immediate repairs asssessments,
maximize equity returns, with robust asset executes major capital projects, and
level and portfolio reporting and valuation completes both preventative maintenance
services. and capital needs recommendations.

Investment REO Services
Acquires and operates existing multifamily Coordinates execution of all multifamily
properties in major markets focusing on well services from initial legal appointment to asset
located, institutional quality assets where stabilization and disposition and dedicates
Greystar can add value through strategic, REO experts at each asset while leveraging
operational, and physical enhancements. relationships with local municipalities.

CLIENTS AND PARTNERS

Team Resumes

Kevin Kaberna
Greystar: Principal
Kevin Kaberna, a Principal with Greystar Real Estate Partners, is responsible for multi-family
investments in the central United States.

Prior to joining Greystar in 2006, Kevin was a Senior Consultant with Ernst & Young’s
Financial Services Advisory Group. Originally an auditor, Kevin holds his CPA license in the
state of New York. He also has experience as an acquisitions associate with The Woodside
Education Group, a nationwide residential home builder/developer.
Harvard Business School
Master of Business Administration
Relevant Experience
University of South Dakota Estate on Quarry Lake - Austin,TX
Masters in Professional Accountancy Museo - Austin,TX
B.B.A. in Accounting
Kirby Place - Houston,TX
Creekstone - Houston,TX
Shadows at Cottonwood - Dallas,TX
Lakewood on the Trail - Dallas,TX
Broadstone at the Ranch - Denver, CO
Sunset View - San Diego, CA

Derek Brown
Greystar: Senior Director of Development
Derek is a Senior Director of Development for Greystar and is responsible for site
selection, underwriting, capitalization and execution of new development opportunities.
Prior to joining Greystar, Mr. Brown was an Acquisitions and Development Associate at
Tishman Speyer in Chicago where he led an effort to establish a high rise residential
development business, and was directly involved in the acquisition of over 1.4 million square
feet of office.
Education
University of Texas
BA - Economics
Partial Relevant Experience
The Kellstadt School at DePaul University Beacon Lakes (360 units), League City (Houston),TX
MBA in Real Estate Investment and South Congress Apartments (306 units), Austin,TX
Finance
SoCo Lofts (69 units), Austin,TX
Red River Flats (120 units), Austin,TX

References

Greystar References:
Prudential Real Estate Investors
Jim Mehalso
2 Ravinia Drive, Suite 400
Atlanta, Georgia 30346
(770) 395-8641
pjames.mehalso@prudential.com

Thackeray Partners
Tony Dona
5207 McKinney, Suite 200
Dallas,TX 75205
(214) 360-7833
td@thackeraypartners.com

GE Commercial Finance
Bruce Bardgett
16479 Dallas Parkway
2 Bent Tree Tower, Suite 600
Addison,TX 75001-2512
972-728-7525
Bruce.Bardgett@gecapital.com

Relevant Experience

Red River Flats - Austin, TX

South Congress Apartments - Austin, TX

Relevant Experience

Grand Reserve - Dallas, TX

Daniel Island Village - Charleston, SC

Relevant Experience

Cypress Village
Cypress, TX

In collaboration with a retail developer and the local transit authority, Greystar developed the
residential component of a transit oriented mixed-use development in suburban Houston.
Cost savings from a shared parking facility made air conditioned corridors, elevators and other
higher density community amenities feasible at rental rates comparable to surrounding
apartments.

Project Highlights
• Worked with Houston Metropolitan Transit Authority and NewQuest retail group to
develop functional site plan.
• Arranged construction financing on a 3-tiered ground lease.
• Onsite parking garage is scuccessfully shared by all three site uses to create a fully-
intergrated, economical project.
• Cost savings from the shared garage allowed for two courtyards including an oversized
pool, outdoor kitchen, putting green, barbeque areas, volleyball court and a running
track. Completed construction ahead of schedule.
• $970K construction budgut save.
• Stabilized project in 11 months from first unit turnover

Relevant Experience

West End Ranch Apartments
Sugarland/Houston, TX

For apartment development, Greystar targets sites with proximity to employment, strong
market fundamentals and barriers to future supply. Greystar then combines cost efficient building
types with detailed input from our local management operators to deliver communities that
best meet market specific demand resulting in development projects with the highest risk
adjusted returns.

Project Highlights

• First units delivered ahead of schedule; construction completed on time
• $1.7M project cost savings
• Successfully coordinated between construction and property management to tie building
turnover to lease up schedule
• 96% occupied within 10 months from first turnover

Firm Introduction

Seneca at Cypress Creek
Tampa,FL

Project Highlights

• Worked with municipality and successfully rezoned land while under contract
• Estimated completion - July 2010, 2 months ahead of schedule
• Anticipated total project savings of 10%
• Average absorption of 26 units per month to date

Greco, LLC

At GRECO, LLC our intent is to create an innovative, superior product in and for an array
of markets including senior living, market rate rental and for sale housing.We have learned that
by offering a unique product, we will serve that portion of the market that places a premium
on alternative design, architectural detail, environmental planning, and a commitment to
complete quality.
Property Development
Our local presence and extensive experience affords us the insight to consistently recognize
subtle market changes, identify premier sites, and craft outstanding developments that meet
129 North Second St., Ste 100 the creative, alternative housing needs of today's and tomorrow's dynamic population. A
Minneapolis, MN 55401 portfolio of successful projects illustrates our commitment to urban redevelopment, and our
Phone: 612.630.2450 belief in supporting the cause of general metropolitan revitalization.
Fax: 612.630.2453
At Greco Property Management, we believe every building has its own culture. Whether
managing a senior community, an upscale complex in Uptown, or an affordable three-story
www.grecollc.com
project in the suburbs, we custom-fit our staff and services for you and your residents’ peace
of mind.

Greco is a large-scale class A & B property management and administration organization.
We know the landscape.Through special programs and on-site events our friendly concierge
staff help residents bond with their community. Our vigilance and energy produces the
cachet you set out to establish the day you broke ground.

Greco matches unique solutions to challenging properties. Our web-based accounting
software allows “real-time” reporting. And our interactive website facilitates resident services
such as credit card & automatic payments, service requests, applications, lease signings,
renewals and more.

SOLUTIONS
• On-site Management
• Building Maintenance
• Lease-up Marketing
• Accounting and Financial Reporting
• Motivational Leasing Training
• Value-added Renovations

MAINTENANCE
• Preventative
• Clean, never messy
• Earth-friendly
• Comprehensive
• Level-headed

Team Resumes

Arnie J. Gregory
Greco: Owner

Owner of GRECO, LLC a real estate development firm located in Minneapolis, MN. GRECO
is a full service real estate firm that presides in development, management and leasing of
residential and commercial real estate. Mr. Gregory is responsible for the day to day opera-
tions as well as seeking out and identifying development opportunities, site acquisitions and
placement of equity and debt. GRECO projects range from multi-family residential to com-
mercial and total in excess of $100 million of value.
Education
University of North Dakota
Business with concentration in Background
Finance • Previous to GRECO, Mr. Gregory was an equal owner in HuntGregory, a real estate
development firm. While at HuntGregory the firm was responsible for developing
Professional Affiliations over 500 condominium units along with 400 rental units, 40,000 square feet of retail
Urban Land Institute (ULI) and 50,000 square feet of commercial office space in downtown Minneapolis. Total
MN Multi Housing Association (MHA) HuntGregory development portfolio is in excess of $150 million.
Minnesota Builders Association
MN Association of Real Estate Brokers
• Previous to HuntGregory, Mr. Gregory was employed by Can-American Realty
Corporation. While with Can-American, Mr. Gregory was responsible for development
of for sale and rental residential housing. Can-American developed and managed
over 3,000 residential units at the time.

• Previous to Can-Amercian, Mr. Gregory was employed by Norwest Bank Minneapolis
as a commercial banker in the oil & gas and real estate divisions.

Brent Rogers
Greco: Vice President of Development

As Vice President of Development for GRECO, Mr. Rogers is a partner and project manager
for all new development projects at GRECO. Mr. Rogers is responsible for seeking out new
development sites and acquisition opportunities, contracting with 3rd parties for engineer-
ing and design, securing financing, and managing the construction process for new projects.
In addition, Mr. Rogers is responsible for overseeing the Marketing, Lease ]Up, and Property
Management of all new GRECO projects.
Education
University of Wisconsin Madison
Real Estate and Urban Studies and Background
Risk Management and Insurance Prior to joining GRECO in 2006, Mr. Rogers was a Developer with Dominium, a Minneapolis
based developer and owner of over 15,000 units of multifamily housing. Mr. Rogers has been
Professional Affiliations
Urban Land Institute (ULI) instrumental in structuring and managing the following projects while at GRECO or
MN Multi Housing Association (MHA) Dominium:
University of Wisconsin Real Estate • Development of Blue Apartments in Minneapolis, Minnesota.
Alumni Assoc. (UWREAA)
• Historic renovation of the former Homer G. Phillips Hospital in St. Louis, MO
• Historic renovation of a former grocery and liquor distributing warehouse complex
into Carleton Artist Lofts,
• New construction of Mainstreet Village, in New Brighton, MN
• Acquisition-rehab of a 98 unit Section 42 housing project in Sioux Falls, SD

References

Greco References:
Crown Bank
Contact: Mr. Kevin Howk
Senior Vice President
6600 France Avenue South, Suite 125
Edina, MN 55435
Tel: 612.285.2721
khowk@crownbank.com

Northmaq Capital
Contact: Mr. Patrick S. Minea
Senior Vice President, Managing Director
3500 W. 80th Street, Suite 500
Bloomington, MN 55431
952.356.0111
pminea@northmaq.com

KNW Group
Contact: Mr. Marty Nanne
Principal
5460 Feltl Road
Minnetonka, MN 55343
952.646.1644
mnanne@knwgroup.com

Relevant Experience

Nine Mile Creek Senior Living
Bloomington, MN

Nine Mile Creek Senior Living is 91 dwelling units that offer everything that individuals need for active, carefree senior living today,
with assurance for the future. In a refreshing, natural setting next to Moir Park, Nine Mile Creek Senior Living is in convenient
Bloomington, Minnesota. Residents enjoy the rejuvenating setting while having the culture and entertainment of the Twin Cities just
minutes away.

Retirement living at Nine Mile Creek includes senior living with services with maintenance-free independent living in spacious senior
apartment homes with many amenities and services featuring fine dining, housekeeping, transportation and others.

If needs change, home health services and personal care can come directly to each individual's apartment. For those who need a
little extra help, assisted living within Nine Mile Creek has staff on duty 24-hours each day. The specially-designed Alzheimer's and
memory care area is a home-like environment for those with memory loss.

An exceptional retirement community is at Nine Mile Creek with the convenient, lifestyle living and assurance for the future.

Relevant Experience

Heritage Landing
Minneapolis, MN

Heritage Landing represents a high-density, mixed-use, urban infill project in the heart of the historic Minneapolis Warehouse District.
The 229-unit rental complex combines flats, lofts and stacked two-story townhomes with 400 underground parking stalls and 7,500
sf of street-level retail. Our goal in the design was to combine contemporary living with an industrial aesthetic compatible to the his-
toric neighborhood.

The complex required two different structural systems and the integration of a historic 19th century battered stone wall, originally
built to enclose a railroad yard, and an old historic steel and wood bridge on the east side which was required to be left intact and
exposed to view. Heritage Landing combine materials inherent to the area but used in a refreshing, imaginative way.

Awards:
2003 Minneapolis Heritage Preservation Commission and AIA - Heritage Preservation Award
2002 AIA/HUD - Secretary's Housing and Community Design Award
2002 Minnesota Concrete and Masonry Contractors Association Honor Award for Excellence in Masonry Design
2000 Minnesota Multi-House Association - MADACS Award for Best Floor Plan/Townhome
1999 Minnesota Multi-House Association - MADACS Award for Best Floor Plan/2BR + Den
1999 Business Journal Best in Real Estate - New Residential Development Award

Relevant Experience

LaSalle Apartments
Minneapolis, MN

Historic renovation of 103,000 SF, 13-level, vacant YMCA building located at 36 South Ninth Street in Minneapolis, MN into 121 mar-
ket-rate apartments and 3,000 SF of office space. Completed in 1994. This renovation has been placed on the National Historic
Register.

Relevant Experience

Riverstation
Minneapolis, MN

Development and construction of a 360-unit, 12-building, for-sale, residential neighborhood located between Fourth
and Eighth Avenues North and North First and Second Streets in Historic Warehouse District of Minneapolis, MN.
Completed in 2002.

*City Business, Best in Real Estate Award - New Residential Development, 1998

Project for Pride in Living

Project for Pride in Living, Inc. (PPL) is a nonprofit organization dedicated to helping
lower-income families develop the tools they need to achieve self-sufficiency. Since 1972,
thousands of people from throughout the metro area have built brighter, stable futures and
stronger communities as a result of PPL’s innovative, highly integrated approach.

PPL's earliest activities were devoted to increasing the supply of affordable, quality housing
Affordable Housing
as a stabilizing force in the inner city neighborhoods of Minneapolis; today PPL is widely
Employment & Job Training
recognized as a local pioneer in providing a range of integrated services for low-income
Support Services youth, adults, and families.
Education
We have expanded our geographic scope as well as the services we provide, broadening
1035 East Franklin Avenue our reach to include neighborhoods in Saint Paul and five first-tier suburbs. Our activities
Minneapolis, MN 55404 have evolved to meet the changing needs of our community, and we remain agile in
responding to emerging issues.
Phone: 612.455.5100
Fax: 612.455.5101
Guiding the organization’s growth and current programs is the phrase,“Helping people help
themselves,” expressing our commitment to the values of a strong work ethic, personal
accountability and responsibility, and the participation of the disenfranchised in their own
growth toward self-sufficiency. These values reinforce our mission: PPL works with lower-
income individuals and families to achieve greater self-sufficiency through housing, employ-
ment training, support services and education.

PPL is a highly trusted service provider, offering a broad range of customized programs and
services that help our participants achieve their goals, and that strengthen communities. PPL
offers a range of highly integrated services that address the many challenges faced by our
constituents in their journeys toward self-sufficiency. Activities include programs that help
achieve the following:
• Affordable Housing.
• Employment and Job Training.
• Human Services.
• Education.

Programs are offered from four general service locations—the Loring Nicollet Community
Center, the Bethlehem Community Center, and the PPL Service Center and Emma B. Howe
Learning Center.

PPL has long been considered a leader in addressing the needs of low-income area resi-
dents.The agency has won a number of local and national honors, including recognition by
the Fannie Mae Foundation as one of 10 national winners in its Sustained Excellence Awards
Program for community development, and a 2005 Excellence Award given by the Minnesota
Council of Nonprofits and Management Assistance Program.

Team Resumes

Steve Cramer
PPL: President and Executive Director

Steve Cramer rejoined PPL in August 2003, after serving as director of the Hennepin
County Department of Housing, Community Works & Transit, a post he assumed in
February 2002. For the preceding three years he had served as executive director of the
Minneapolis Community Development Agency. From 1994 through 1999, Cramer served as
PPL's director of housing and development, chief operating officer and finally president and
executive director. He was elected to the Minneapolis City Council and served as a council
Education
member from 1984 to 1993.
Humphrey Institute of Public Affairs,
University of Minnesota
He currently serves on the Minnesota Task Force to End Homelessness, the Minnesota Multi
M.A. in Public Affairs
Housing Association Board of Directors, and chairs the Minneapolis Consortium of
Community Developers and the Minnesota Ballpark Authority. He has served on the House
University of Tulsa
Minnesota Advisory Committee, Fannie Mae National Housing Impact Advisory Committee,
B.S. in Urban Planning
Catholic Charities Board of Directors, St. Joseph's Home for Children Advisory Board, and
as vice chair of the Metropolitan Airports Commission.

Calhoun Square Redevelopment- Minneapolis, MN
Brook Commons Apartments, Minneapolis, MN
Charlotte Commons Apartments, Minneapolis, MN
Camden Apartments, Minneapolis, MN
Midtown Exchange Condos, Minneapolis, MN
Linden Park Condos, New Hope, MN
Linden Place Apartments, New Hope, MN

Barbara McCormick
PPL:Vice President of Housing and Community Impact

Barbara McCormick has more than 20 years of experience in the nonprofit housing field,
beginning with a community-based development corporation and then moving on to a Twin
Cities-wide nonprofit housing provider. She is experienced in syndicating Historic
Preservation and Low-Income Housing Tax Credits, has served as asset manager for inner-
city and suburban affordable rental housing, and operated various loan and grant programs
for out-state housing developments. Ms. McCormick has been overseeing PPL's work in
affordable housing and commercial development since 1998.


Team Resumes

Chris Wilson
PPL: Director of Real Estate Development

At PPL, Chris Wilson is responsible for all commercial and housing development activity
from project inception through completion. PPL currently has under construction or
recently completed projects totaling in excess of 30 million dollars with additional projects
totaling about 50 million dollars in the pipeline. Mr. Wilson has been with PPL since 1996,
joining the organization in a Construction Management role after previous service oversee-
ing the Summer Youth Program. Mr. Wilson also oversees the Emergency Repair Program,
Education
University of Chicago which provides repair services to low income homeowners. Mr. Wilson has more than
B.A.English twenty-five years of project management and architectural experience. He holds an
University of Minnesota Architecture degree from the University of Minnesota and a B.A. in English from the
Architecture
University of Chicago.


Leslie Angel
PPL: Director of Property Management

Leslie Angel has over 22 years experience managing affordable housing in the central cities.
Prior to joining PPL in 1986, she "learned the ropes" in a busy real estate office in the Stevens
Court neighborhood where she developed an affinity for the challenges and rewards of
Education affordable housing. In her 20 years with PPL she has both supported and directed the
University of Minnesota growth of the property management department from a humble 2-person office with less
B.A. in Humanities than 50 units to its current professional team of 22 managing over 600 units of housing. Ms.
Angel completed her Certified Occupancy Manager training at the Minnesota Multi-Housing
Association and has a BA in Humanities from the University of Minnesota.


References

PPL References:
Minneapolis CPED
Contact: Mike Christenson, Director
Crown Roller Mill
105 Fifth Avenue South #200
612.673.5122
mike.christenson@ci.minneapolis.mn.us

Minnesota Housing Finance Agency
Contact: Marcia Kolb,
Assistant Commissioner Multifamily Division
400 Sibley Street, Suite 300
St. Paul, MN 55101
651.296.3028
marcia.kolb@state.mn.us

Twin Cities LISC
Contact: Andriana Abariotes,
Executive Director
570 Asbury Street, Suite 207
St. Paul, MN 55104
651.649.1109
aabariotes@lisc.org

Family Housing Fund
Contact:Thomas P. Fulton
President
Midwest Plaza West, Suite 1825
801 Nicollet Mall
612.375.9644
tfulton@fhfund.org

Relevant Experience

Camden Apartments
Minneapolis, MN

PPL and Emerge Community Development jointly developed Camden Apartments in 2007.
This 23 unit permanent supportive housing development targeting families with a father
present is located in the North Minneapolis neighborhood of Lind-Bohanon on the site of
the former Camden Motel.

Relevant Experience

Midtown Exchange Condos on the Greenway
Minneapolis, MN

PPL's "Midtown Exchange Condos on the Greenway" is part of the redevelopment of the historic "1928" Sears Retail building in South
Minneapolis known as Midtown Exchange. Completed in 2006, the building wraps around a six-story parking ramp which services the
new users of the redeveloped building and consists of 57 reasonably priced condo and townhouse units.

Relevant Experience

Linden Development
New Hope, MN

PPL developed this long vacant City-owned parcel in New Hope in two phases. Linden Place
Apartments, the first phase of the development completed in 2005, is a newly constructed
35 unit apartment building offering two, three, and four bedroom units with rents affordable
to households earning 30-60 percent of the area median income.The second phase is Linden
Park Condominiums offering 41 reasonably priced condominium units.

BKV Group

BKV Group is a full-service architecture, engineering, interior design, landscape architecture
and construction administration firm. Over the last 30 years, BKV Group has grown from a
sole proprietorship into a diverse partnership with offices in Minneapolis and Chicago,
serving clients locally and nationwide. Collectively we represent a practice whose expertise
Architecture
is team-focused and offers a client-centered approach to creating architectural solutions. As
Interior Design a result of our full-service structure, we offer our clients a single source for all aspects of
Landscape Architecture design and construction administration services.
Engineering
BKV Group is an established leader in four primary practice areas—community development,
222 North 2nd Street corporate, education and government. Each practice area is led by BKV Group partners who
are nationally recognized leaders in their respective fields.
Phone: 612.339.3752
Our firm’s culture is based on a highly collaborative design model. We strive to cultivate
Fax: 612.339.6212 client relationships where creativity can flourish, leading to architectural solutions that
enhance and inspire our client’s program. We engage our clients, value their objectives and
develop innovative design solutions that make meaningful contributions to the built
environment.

BKV Group is a design leader in the development of mixed-use residential environments.
We are a design resource that emphasizes the total building design, from the aesthetics of
exterior image to the sciences of building technology and the challenge of creative cost
control. The creative design value of BKV Group has attracted national exposure and clients.
BKV Group is unique in our full-service approach to projects. Providing our clients with
complete in-house design services leads to fully coordinated construction documents and a
seamless transition to construction in the field. Our in-house services include planning,
architecture, interior design, landscape architecture, structural/mechanical/electrical
engineering and construction administration.

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