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IV.4. Approval of Professional Services Agreement for Housing Assessment and Strategic Funding Plan; Needham CITY OF HOPKINS City Council Report 2026-041 To: Honorable Mayor and Council Members Mike Mornson, City Manager From: Revée Needham, Community Development Manager Date: April 21, 2026 Subject: Approve Professional Services Agreement with Everlong Consulting _____________________________________________________________________ RECOMMENDED ACTION MOTION TO approve Professional Services Agreement with Everlong Consulting. OVERVIEW The City released a Request for Proposals (RFP) in January 2026 to hire a qualified consultant to prepare a housing assessment and strategic funding plan. The plan will analyze current and future housing needs and provide recommendations on utilizing Local Affordable Housing Aid and other affordable housing funding sources. This work will also fulfill the City’s requirements for the housing chapter of the 2050 Comprehensive Plan. The City received 13 proposals for the RFP, and interviewed the top three firms. The interview panel selected Everlong Consulting and subconsultant Landtrace Studio LLC as the top candidate. Everlong Consulting, consisting of Tara Beard and partner Jeff Washburne, brings over 50 years of combined affordable housing experience in the public and non-profit sectors. The Professional Services Agreement (PSA) outlines the full scope of work. This includes: •Current Housing Needs •Future Housing Needs •Public Engagement •Meetings with City Council and the Planning and Zoning Commission •Recommendations for efficiently and effectively utilizing affordable housing funding Community engagement to inform the plan, including a check in with the Planning Commission and City Council, will happen throughout the summer and fall with the final plan being completed in January 2026. The PSA has been reviewed by the City Attorney. The work is being funded by a $50,000 Policy and Program Development grant from the Metropolitan Council. There is no impact to the City budget. Planning & Economic Development Department SUPPORTING INFORMATION • Professional Services Agreement • Response to RFP Page 1 DOCSOPEN\HP145\140\1085579.v1-4/1/26 PROFESSIONAL SERVICES AGREEMENT FOR HOUSING ASSESSMENT AND STRATEGIC FUNDING PLAN This Professional Services Agreement (this “Agreement”) is made this 21st day of April, 2026 by and between the City of Hopkins, a Minnesota municipal corporation located at 1010 1st Street South, Hopkins, MN 55343 (the “City”), and Everlong Consulting, a ______________________ organized under the laws of the State of Minnesota and located at 2519 22nd St E #2 Minneapolis, MN 55407 (the “Consultant”). 1. Consultant's Services. The Consultant agrees to provide professional services as described in the attached Exhibit A, Scope of Work, and any addenda thereto. The Consultant shall serve as the City’s professional consultant in the specified work and shall provide consultation and advice to the City during the performance of its services. The requirements of this section may be waived by the City if the Community Development Manager determines that they are not necessary for the successful completion of the project. Any waivers of a previously agreed to condition must be agreed to in writing and signed by both parties. 2. Term. The term of this Agreement will be from April 21, 2026 through January 31, 2027, the date of signature by the parties notwithstanding. This Agreement may be extended upon the written mutual consent of the parties for such additional period as they deem appropriate, and upon the terms and conditions as herein stated. 3. Compensation for Services. City agrees to pay the Consultant $50,000 for services as described in Exhibit A, attached and made a part of this Agreement, which may be amended from time to time by mutual agreement by City and Consultant. Notwithstanding the foregoing, payment under this Agreement is contingent upon the City’s receipt of grant funds from the Metropolitan Council. The Agreement amount shall include all services to be rendered by the Consultant as part of this Agreement (including all travel, living and overhead expenses incurred by the Consultant in connection with performing the services herein) except for special services authorized in writing by the City. The amount stipulated shall be considered a "Not to Exceed" cost to the City. The Consultant must keep track of the costs billable under this contract at all times. Any work in excess of the negotiated amount shall not be eligible for payment unless preapproved in writing. The Consultant must notify the City if the Consultant anticipates that the negotiated amount might be exceeded in order to determine whether or not the City is prepared to increase the compensation. This notification and approval must occur in advance of the work occurring to be considered for compensation. Page 2 DOCSOPEN\HP145\140\1085579.v1-4/1/26 The City shall not be obligated to pay for any costs deemed ineligible under applicable grant requirements or this agreement. 5. Payment of Fees. The Consultant must submit itemized bills for services provided to the City on a monthly basis. The monthly billing must summarize the progress of the project as certified by the Consultant. Consultant must verify all statements submitted for payment in compliance with Minnesota Statutes Section 471.38. For reimbursable expenses, the Consultant must provide such documentation as reasonably required by the City. Consultant bills submitted will be paid in the same manner as other claims made to the City. Payment of invoices is subject to review and approval for eligibility by the City. 6. Documentation and Disclosure. The Consultant shall provide all information, documentation, and assistance reasonably requested by the City. The Consultant must allow the City or its duly authorized agents reasonable access to such of the Consultant's books and records as are pertinent to all services provided under this Agreement. Any reports, information, data, etc. given to, or prepared or assembled by the Consultant under this Agreement which the City requests to be kept confidential must not be made available to any individual or organization without the City's prior written approval. All finished or unfinished documents, data, studies, surveys, drawings, maps, models, photographs, and reports prepared by the Consultant will become the property of the City upon termination of this Agreement, but Consultant may retain copies of such documents as records of the services provided and may reuse standard portions of such documents in the normal course of its business. The Consultant shall maintain all books, documents, papers, accounting records, and other evidence pertaining to costs incurred and services performed under this Agreement. Such records shall be kept for a period of at least two (2) years after final payment and grant closeout. 7. Termination. This Agreement may be terminated by City by seven day's written notice to Consultant. Upon termination under this provision, the Consultant will be paid for services rendered and reimbursable expenses until the effective date of termination. The City may terminate this Agreement immediately upon written notice if grant funding is reduced, suspended, or terminated, or if the Consultant fails to comply with applicable federal or grant requirements. In such event, the Consultant shall be entitled only to payment for eligible services properly performed and allowable under the grant requirements through the date of termination. Page 3 DOCSOPEN\HP145\140\1085579.v1-4/1/26 If, through any cause (except those reasonably beyond Consultant’s control), the Consultant fails to fulfill in timely and proper manner its obligations under this Contract, or if the Consultant violates any of the covenants, agreements, or stipulation of this Contract, the City shall thereupon have the right to terminate this Contract by giving written notice to the Consultant of such termination and specifying the effective date thereof, at least five (5) days before the effective date of termination. In that event the Consultant shall have sixty (60) days to furnish all finished or unfinished documents, computer programs, data, studies, surveys, drawings, maps, models, photographs, and reports or other material prepared by the Consultant under this Contract, which shall, at the option of the City, become its property, and the Consultant shall be entitled to receive just, equitable compensation for any satisfactory work completed on such documents and other materials prior to the effective date of termination. Notwithstanding the above, the Consultant shall not be relieved of liability to the City for damages sustained by the City by virtue of any breach of the Contract by the Consultant, and the City may withhold any payments to the Consultant for the purpose of setoff until such time as the exact amount of damages due the City from the Consultant is determined. In the event this Contract is terminated for cause, then the City may take over and complete the work, by contract or otherwise, and the Consultant and its sureties shall be liable to the City for any costs over the amount of this contract thereby occasioned by the City. In any such case the City may take possession of, and utilize in completing the work, such materials, appliances and structures as may be on the work site and are necessary for completion of the work. The foregoing provisions are in addition to, and not in limitation of, any other rights which the City may have. The City may terminate this Contract at any time, with or without cause, by giving written notice to the Consultant of such termination and specifying the effective date thereof, at least fifteen (15) days before the effective date of such termination. In that event, the Consultant shall have sixty (60) days to furnish all finished or unfinished documents, computer programs, data, studies, surveys, drawings, maps, models, photographs, and reports or other material prepared by the Consultant under this Contract, which shall, at the option of the City, become its property. If the Contract is terminated by the City as provided in this paragraph, the Consultant will be paid an amount which bears the same ratio to the total compensation as the services actually performed bear to the total services of the Consultant covered by this Contract, less payments or compensation previously made. 8. Subcontractor. The Consultant shall not enter into subcontracts without the prior written consent of the City, except that the following subcontractors are pre- Page 4 DOCSOPEN\HP145\140\1085579.v1-4/1/26 approved: LandTrace Studio and Kim Tong Translation Services. Subcontractors not identified herein, or not of a similar nature, shall require the City’s prior written consent. The Consultant shall remain fully responsible for the performance of all subcontractors. 9. Independent Contractor. At all times and for all purposes hereunder, the Consultant is an independent contractor and not an employee of the City. No statement herein shall be construed so as to find the Consultant an employee of the City. 10. Assignment. Neither party will assign this Agreement, nor any interest arising herein, without the written consent of the other party. 11. Services not Provided for. No claim for services furnished by the Consultant not specifically provided for herein will be honored by the City. 12. Severability. The provisions of this Agreement are severable. If any portion hereof is, for any reason, held by a court of competent jurisdiction to be contrary to law, such decision will not affect the remaining provisions of the Agreement. 13. Entire Agreement. The entire agreement of the parties is contained herein. This Agreement supersedes all oral agreements and negotiations between the parties relating to the subject matter hereof as well as any previous agreements presently in effect between the parties relating to the subject matter hereof. Any alterations, amendments, deletions, or waivers of the provisions of this Agreement will be valid only when expressed in writing and duly signed by the parties unless otherwise provided herein. 14. Compliance with Laws and Regulations. In providing services hereunder, the Consultant must abide by all statutes, ordinances, rules and regulations pertaining to the provision of services to be provided. Any violation will constitute a material breach of this Agreement and entitle the City to immediately terminate this Agreement. The Consultant acknowledges that the services under this Agreement are funded in whole or in part with federal funds passed through the Metropolitan Council under the U.S. Department of Housing and Urban Development (HUD) Pathways to Reducing Obstacles to Housing (PRO Housing) Grant Program. The Consultant agrees to comply with all applicable federal, state, and local laws, regulations, and requirements, including but not limited to: • 2 C.F.R. Part 200 (Uniform Administrative Requirements, Cost Principles, and Page 5 DOCSOPEN\HP145\140\1085579.v1-4/1/26 • Audit Requirements for Federal Awards); • 24 C.F.R. Part 570 (Community Development Block Grant regulations); • All applicable HUD requirements and guidance; and • All applicable provisions of the Metropolitan Council grant agreement with the City. The Consultant further agrees that all such requirements are hereby incorporated into this Agreement by reference as if fully set forth herein. 15. Equal Opportunity. During the performance of this contract, the Consultant must not discriminate against any employee or applicant for employment because of race, color, creed, religion, national origin, sex, marital status, status with regard to public assistance, disability, or age. The Consultant must post in places available to employees and applicants for employment, notices setting forth the provisions of this non-discrimination clause and stating that all qualified applicants will receive consideration for employment. The Consultant must incorporate the foregoing requirements of this paragraph in all of its subcontracts for program work, and will require all of its subcontractors for such work to incorporate such requirements in all subcontracts for program work. 16. Waiver. Any waiver by either party of a breach of any provisions of this Agreement will not affect, in any respect, the validity of the remainder of this Agreement. 17. Liability and Indemnity. The Consultant indemnifies and holds harmless the City, its employees and agents, for all claims, damages, losses, and expenses, including, but not limited to, attorney's fees, which they may suffer or for which they may be held liable, as a result of, and to the extent of, the negligent or wrongful acts of the Consultant, his employees, or anyone else for whom he is legally responsible in the performance of this Agreement. The Consultant assumes full responsibility for relations with its subcontractors, and must holds the City harmless and defends and indemnifies the City, its employees and agents, for any claims, damages, losses, and expenses in any manner caused by such subcontractors, arising out of or connected with this contract. 18. Insurance. During the term of this Agreement, Consultant must procure and maintain during the life of this Contract, and provide the City with a certificate of insurance showing, the following coverage for each occurrence and in aggregate: A. Comprehensive General Liability Insurance, including Property Damage, Completed Operations and Contractual Liability for limits not less than $1,500,000 each occurrence for damages of bodily injury or death to one or more persons and $1,500,000 each occurrence for damage to or destruction of property. Page 6 DOCSOPEN\HP145\140\1085579.v1-4/1/26 B. Comprehensive Automobile Liability Insurance, in an amount not less than $1,500,000 for each occurrence. Coverage shall include all owned autos, non-owned autos, and hired autos. C. Workmen's Compensation insurance for all its employees as required by the Minnesota Worker's Compensation Act. D. The City of Hopkins must be named as "ADDITIONALLY INSURED" on the insurance described in paragraphs A, B, and C, and must receive notice ten (10) days prior to the cancellation or expiration of the specified insurance. If the deductible provisions of the Consultant's coverage or any subcontractor's coverage is questioned by the City, the Consultant shall provide the City, upon request, "Proof of Assets". This policy must provide, as between the City and the Consultant, that the Consultant's coverage shall be the primary coverage in the event of a loss. If the Consultant is providing either architectural or engineering services, the Consultant must also maintain during the term of this Agreement a professional liability insurance policy with the same limits as for general liability. A certificate of insurance on the City's approved form which verifies the existence of these insurance coverages must be provided to the City before work under this Agreement is begun. 19. Conflict. In the event of any conflict between the terms of this Agreement and applicable federal or grant requirements, the federal and grant requirements shall control. 20. Governing Law. This Agreement will be controlled by the laws of the State of Minnesota. 21. Whole Agreement. This Agreement embodies the entire agreement between the parties including all prior understanding and agreements, and may not be modified except in writing signed by all parties. Page 7 DOCSOPEN\HP145\140\1085579.v1-4/1/26 Executed as of the day and year first written above. CITY OF HOPKINS EVERLONG CONSULTING By: By: Patrick Hanlon, Mayor Date: Its: Date: By: Michael Mornson, City Manager Date: Page 8 DOCSOPEN\HP145\140\1085579.v1-4/1/26 EXHIBIT A – Scope of Work 1 SCOPE OF WORK Comprehensive Housing Needs Assessment • Develop an Existing Housing Needs Assessment o Project coordination and collaboration with City staff as needed o Review existing policies and plans, including local zoning and land use regulations o Review historic context in consideration of today’s housing needs  Redlining and Racial Covenants as available  Discrimination in housing (lending, appraising, renting, etc.)  Land Value, tax capacity and land use over time  Transportation infrastructure o Conduct engagement and outreach related to existing housing needs and barriers:  Stakeholder interviews/Focus Groups (approximately 5-7) • Rental property owners and managers • Realtors • Past/current participants of housing programs (i.e. Housing Rehab program, Climate Solutions Fund, Dow Towers/Vista 44 residents) • Community support organizations (ICA Food Shelf, ResourceWest, Move Forward, Hopkins School District)  Engage with City Council as needed o Assemble and analyze existing quantitative housing data and qualitative data derived from interviews o Synthesize all collected quantitative and qualitative data into a draft of the existing housing needs section of the final report o Develop maps and graphics to support communication of existing housing needs • Develop a Future Housing Needs Assessment o Project coordination and collaboration with City staff as needed o Conduct engagement and outreach related to future housing needs and barriers:  Stakeholder Interviews/Focus Groups (approximately 5-7) • Developers • Planning, HRA, Public Works, and Parks and Recreation staff • Housing lenders (public and private) • Employers and business organizations  Community engagement • Participate and seek input at 2-3 existing community activities o Engage with Planning and Zoning Commission and City Council as needed o Analyze and review housing data trends, population growth projections, land use and development opportunities, and job/wage growth projections o Synthesize all collected quantitative and qualitative data into a draft of the future housing needs section of the final report o Develop maps and graphics to support communication of future housing needs 2 • Develop policy recommendations consistent with the statutory requirements for the city’s housing element of its 2050 Comprehensive Plan update and identify barriers to housing development or preservation, providing recommendations for future ordinance updates or program changes o Project coordination and collaboration with City staff as needed o Conduct engagement and stakeholder interviews related to housing priorities  Final Stakeholder Interviews (approximately 3-5)  Engage with City Council and Planning and Zoning Commission as needed  Design and deploy a community survey  Community engagement events • Minimum of 3 events; one each in English, Somali and Spanish (translation and interpretation services included) o Evaluate supply/demand gap scenarios given existing and future housing needs o Develop maps and graphics as needed to communicate plan recommendations and implementation policies • Synthesize all information, data, and recommendations into a draft housing needs assessment/housing element Strategic Funding Plan • Evaluate existing financial tools available to the city including but not limited to Local Affordable Housing Aid and MN Housing Local Housing Trust Fund Matching Grant, considering: o Capacity for operations/compliance/reporting requirements over time o Compliance/use requirements o Ability to layer and leverage additional resources o Short and long-term impacts on tax-base and other city resources o Accessibility (appropriated vs. competitive) o Expected permanence/longevity of the resource • Evaluate housing priorities and trade-offs that result from different approaches (i.e. more units vs. more affordability) • Consider strategic alignment of resources with housing-adjacent priorities and resources (sustainability, supportive services, etc.) • Analyze compatibility of funding resources with other housing policies and programs • Evaluate financial/capital health of Dow Towers and consider conversion options under HUD’s Rental Assistance Demonstration (RAD) program • Plan for preservation/recapitalization of current subsidized properties • Develop maps and graphics as needed to communicate funding strategy • Synthesize all information and research into a draft strategic funding plan with recommendations on priorities Ongoing Public Interaction Recommendations • Provide direction and recommendations for ongoing communication with the public about the city’s housing needs and implementation efforts: o Consider a broad interface that includes other elements of the city’s comprehensive plan o Consider various models including a dashboard, interactive website, etc. and recommend next steps 3 o Provide input on what the clearest, most useful housing interactions will be based on the intended audience and ongoing use Final Deliverable • Complete final Housing Needs Assessment and Strategic Funding Plan consistent with staff feedback on initial drafts • Include an Executive Summary, relevant appendices and citations, and a one-pager summary • Utilize plain language principles and meet ADA WCAG 2.0 requirements • Present final report to Planning and Zoning Commission and City Council Fee Proposal Estimated Hours Tara Beard Project Manager $200/hr Geoff Maas Team Lead $150/hr Jeff Washburne Supporting Consultant $150/hr Existing Housing Assessment 24 10 2 City Council (2 Meetings) 5 2 0 Interviews and Focus Groups (~20) 22 0 0 Future Housing Assessment 24 10 4 Planning and Zoning Commission (2 Meetings) 3 0 0 Public Engagement Activities (2-3 existing events, 3-4 project events) 16 10 6 Community Survey 6 6 0 Ongoing Public Interaction Recommendation 6 8 0 Recommendations and Strategic Funding Plan Development 28 2 4 Final Report and Presentation to City Council 20 16 0 TOTAL HOURS 154 64 26 TOTAL FEES $30,800 $9,600 $3,900 GRAND TOTAL $44,300 Project Expenses Translation Services $4,700 Engagement Materials $1,000 TOTAL PROPOSAL (not to exceed) $50,000 Everlong Consulting will bill monthly in time increments no smaller than .25 hours, or 15 minutes. Invoices will list hours worked by which team member, their respective hourly rates, and a description of the work completed. Mileage reimbursement will not be requested but travel time to in-person meetings and events will be considered billable time. The hours proposed are estimates, and we propose that with city approval, and if necessary and appropriate, any unanticipated cost savings from one 4 activity be made available to address any unanticipated cost increases in other activities, as long as the total budget is not surpassed. This estimate does not include the cost of space rental, nor food for stakeholder events, but does include costs for any materials needed (posterboard, dot stickers, printing). It does not include mailing costs for communication materials. The budget estimate does not include any legal fees, if necessary, related to the proposal. Everlong Consulting 2519 E 22nd Street, #2 Minneapolis MN 55406 Tara Beard, Partner Tara@everlongconsulting.com 612.454.8740 LandTrace Studio LLC 2200 Fillmore Street NE Minneapolis MN 55418 Geoff Maas, Owner and Principal Analyst RESPONSE TO REQUEST FOR PROPOSAL (RFP) City of Hopkins Comprehensive Housing Needs Assessment and Strategic Funding Plan Respectfully Submitted on February 27, 2026 to: City of Hopkins Attention: Revee Needham rneedham@hopkinsmn.com 2 February 27, 2026 Dear Revee Needham, On behalf of Everlong Consulting (“Everlong”), with support from LandTrace Studio LLC (“LandTrace”), I am pleased to offer this proposal in response to the City of Hopkins Comprehensive Housing Needs Assessment and Strategic Funding Plan. Together, Everlong and LandTrace will deliver an exceptional product that blends the most up-to-date, highly vetted best practices in housing with Hopkins’ unique local character, providing right-sized recommendations that are responsive to the resources and capacity available. Everlong and LandTrace both have extensive experience developing, implementing and communicating a wide variety of housing policies, plans and strategies. As a small but mighty team, we focus on quality over quantity when submitting proposals and limit our housing planning work to projects that are the right size for our capacity and capabilities. We are not a large planning firm with high overhead, formulaic processes and generic deliverables that sit on a shelf. If selected, we will operate as an extension of the city staff we are working for, considering the community as though we ourselves were members, and as though the outcomes of our work would be seen in our own backyard. Understanding housing needs is a critical part of a city’s role in ensuring a full range of housing choices for current and future residents. A stable, diverse housing market is the bedrock of neighborhoods that are livable, resilient and provide opportunities and economic mobility. Everlong Consulting and LandTrace will strive to exceed Hopkins’ expectations, delivering dynamic and transparent information and strategies that will build understanding and consensus around the often complex and even sometimes emotional issue of housing. On a personal note, I am incredibly excited about the prospect of developing a phenomenal Housing Needs Assessment and Strategic Funding Plan for a city I know and love. I have such fond memories of working for the city of Hopkins early in my career and have great passion for how unique Hopkins is. I would be thrilled to serve Hopkins once again in a consulting capacity. Sincerely, Tara Beard Partner, Everlong Consulting 2519 22nd St. E #2 Minneapolis, MN 55406 Tara@everlongconsulting.com www.everlongconsulting.com 3 Company Mission, Vision and Values Everlong Consulting Created in 2023, Everlong Consulting is committed to housing solutions that last. Consisting of Tara Beard and partner Jeff Washburne, Everlong brings over 50 years of combined affordable housing experience in the public and non-profit sectors, understanding that the public, non-profit, and private sectors can and must work together and with community to meet affordable housing needs and achieve a healthy, balanced housing market. Everlong is particularly passionate about housing solutions that don’t have an expiration date, but rather create an ecosystem of housing affordability, stability and market health that does more than simply subsidize current needs. Finally, Everlong believes firmly that housing disparities are the direct result of historic, exclusionary policies. Current efforts must go beyond avoiding discrimination; they must actively address the racial inequities produced by past harms. LandTrace Studio LLC Goeff Maas created LandTrace Studio LLC in November 2021. As owner and principal analyst, Geoff develops and delivers geospatial analysis, mapping, data visualization, urban planning, and project management solutions to clients in the non-profit, private, and public sectors. LandTrace’s mission is to assemble and analyze data to tell a cohesive and understandable story so that policy makers, elected officials, management and other leaders can confidently make decisions to move their community forward. LandTrace applies the language of cartography, data visualization, and design to expand access to and awareness of the power of data and maps to improve the lives of families and communities. Together, Everlong and LandTrace are confident they align with Hopkins’ vision of creating a community where people feel safe, diversity is celebrated, business growth is supported, and government policies, programs and services support exceptional neighborhoods that include housing choices for all. Prior Experience and Past Projects Since joining Everlong Consulting, Tara has enjoyed leading a variety of projects that support affordable housing and a healthy housing market. Past and current projects include: Everlong Consulting AFFORDABLE HOMEBUYER POTENTIAL ANALYSIS Metropolitan Council, Saint Paul, MN Led by Tara, Everlong developed a methodology and communications plan for quantifying local and regional potential for affordable homeownership in consideration of Community Land Trust and Downpayment Assistance programs. Completed in January 2026, this work will be shared with cities in the region in the coming months. Sarah Berke, Senior Manager, Metropolitan Council Sarah.Berke@metc.state.mn.us, 651-602-1198 4 LAND USE REFORM AND AFFORDABLE HOUSING POSITION PAPER Culturingua, San Antonio, TX Tara authored a position paper linking zoning and land use reform to affordable housing for Culturingua, a non-profit based in San Antonio Texas. The paper includes a history of zoning and land use policy at the national and local levels, and policy recommendations for Culturingua to use to lobby state and local policymakers to support land use reforms in support of affordable housing. The report content has been finalized and is currently undergoing formatting and final edits, with an anticipated publication date of April 2026. PROJECT MANAGEMENT AND OVERSIGHT Rondo Community Land Trust, Saint Paul, MN Tara is managing a professional agreement between Rondo Community Land Trust and Greater Metropolitan Housing Corporation intended to stabilize GMHC and possibly merge the two organizations under Rondo CLT. Specific efforts include overseeing and stabilizing project financing and development, supporting GMHC staff in project management and compliance, and identifying challenges and opportunities related to a possible future merger. In addition to the highlighted projects above, Tara has authored an expert report for a lawsuit related to Fair Housing discrimination and provided Affordable Homeownership Program support to the Met Council. She has also supported projects led by my Everlong partner Jeff Washburne related to the feasibility, design, stabilization, and expansion of Community Land Trusts across the country. Everlong Consulting serves as the administrators of the Minnesota Coalition of Community Land Trusts. LandTrace Studio LLC U.A.E SPECIAL DEFENSE ZONES Sage Raven Advisory Services, Minneapolis, MN Geoff Maas provided research and data collection on demographic and infrastructure trends for creating a series of maps and graphics to support intelligence reports on current and future industrial, military and civilian development capacity in the United Arab Emirates. LandTrace assembled data from a variety of public and private sources, distilling down the facts needed for the report and reconfiguring the data and maps to align with the project’s specific needs and design standards. Nadia Mavrakis, Co-Executive Director, Culturingua Nadia@culturingua.com, 972-832-2986 Mikeya Griffin, Executive Director, Rondo CLT Mikeya@rondoclt.org, 651-717-8425 Michelle DiGrottolo, Founder, Sage Raven Advisory Services michelle@sage-raven.com, 571-225-9312 5 Qualifications Tara Beard (she/her): Project Manager Tara has enjoyed a 20-plus year career in the Twin Cities, the majority of which was spent researching, developing and communicating housing policy related to local governments’ comprehensive plans. From 2014 – 2022, she worked at the Metropolitan Council co-authoring and implementing the Twin Cities region’s first Housing Policy Plan in over 30 years. In this role Tara interpreted, guided and reviewed compliance with the statutory requirements for the housing chapters of over 180 local governments’ 2040 Comprehensive Plan updates; work that can be seen on the Metropolitan Council’s website . As a part of that work, she provided data-driven analysis and technical assistance to the communities responsible for adopting updated Comprehensive Plans. This included: • developing a methodology to determine current and future housing needs • disaggregating affordable housing needs to three levels of affordability to better guide interventions; • providing context and analysis to frame existing and future housing needs and present them in a consistent, digestible way; • analyzing the potential efficacy of policies and programs that address housing needs, in consideration of capacity, resources, partnerships and community and political will. Also at the Metropolitan Council, Tara spent years diving deep on specific policies and tools that were not widely utilized at the time but have since become trusted resources to many communities across the region and state. This includes tax-based tools (including LIRC/4d), affordable homeownership models, and the use of inclusionary housing policies. In 2019 she was promoted to manage both regional housing policy and the Livable Communities Act programs. Prior to her time at the Metropolitan Council, Tara gained local government experience utilizing financial tools such as TIF, CDBG Funds, and local Housing Trust Funds. During her time at the cities of Hopkins and Minneapolis, her work included broader community development efforts such as planning and economic development, which are deeply interrelated with housing issues. At the City of Saint Paul, Tara oversaw the entire housing division, leading some programs and policies that were new to her, such as American Rescue Plan Act funding, rent stabilization and a reparations- based homeownership program. In this role she also oversaw the financing of multi-family and single- family housing development, and provided analysis and recommendations about future LAHA funding. She partnered with elected officials, residents and other stakeholders, supervising a team of 21. Since transitioning to private sector consulting in 2024, Tara has led a variety of projects, including those mentioned in the Prior Experience and Past Projects section. She holds a Bachelor of Arts Degree in architecture and a Master of Urban and Regional Planning, both from the University of Minnesota. She serves/has served on many local community boards and state-wide housing boards, including a current position on the Board of the Minnesota Housing Partnership. Jeff Washburne: Supporting Consultant As a partner with Burlington Associates Jeff is works with many cities and Community Land Trusts outside of Minnesota. His recently completed Phase 1 work with the City of Green Bay, WI, to establish 6 the need for a community land trust resulted in a robust Feasibility Report that can be provided upon request. Jeff is now working on Phase 2 with the city to design and implement a community land trust. For work with Minnesota clients, including manufactured housing organizations, Community Land Trusts, and providing affordable homeownership expertise to my projects, Jeff operates as a partner and co-owner of Everlong Consulting. He has extensive experience creating and implementing tools that support affordable homeownership – uniting funders, lawmakers, and communities in a common housing goal. Jeff is a nationally recognized expert in the Community Land Trust model and other affordable housing strategies, such as co-operative housing and manufactured housing communities. Jeff’s experience in shared-equity models of affordable homeownership came from over 20 years as the Executive Director of the City of Lakes Community Land Trust. During that time the organization assisted over 490 low-income homeowners into the Community Land Trust homeownership with over 375 homes in trust. Through his tenure, the CLCLT grew to become the largest ownership Community Land Trust in MN and the 3rd largest nationally, creatively using the Community Land Trust in many groundbreaking ways. Jeff holds an M.A. in Public Administration from Hamline University and a B.A. in Psychology from DePauw University. He’s gained certificates from the Harvard Kennedy School/NeighborWorks America Achieving Excellence and the Bank of America Neighborhood Builder Leadership Programs. Over the past 25 years in Minneapolis, he has served on dozens of nonprofit boards in the community. Geoff Maas: Team Lead for Mapping and Data Visualization Significant accomplishments in Geoff’s career to date have included serving as lead researcher and primary advocate for more full access to government-produced geospatial data in Minnesota leading to massive policy changes and much wider availability of data to the public and business community. Additionally, since 2014, Geoff has served as an adjunct professor at the Humphrey School of Public Affairs teaching graduate-level courses in Geographic Information Systems (GIS) and Data Visualization to the next generation of planners and policy analysts. He is an articulate and experienced communicator, having organized, led and directed many community planning charettes and public input sessions and he is an in-demand guest speaker on the use of GIS technology to various disciplines. He has delivered guest lectures at the University of Minnesota-Rochester, Macalester College (Saint Paul), Mitchel Hamline College of Law (Saint Paul), Minnesota State Bar Association and Minnesota Society of Professional Surveyors as well as to numerous community and non-profit advocacy organizations. Geoff holds a bachelor’s degree in Geography from the University of Wisconsin-Eau Claire, a master’s degree in urban planning from the University of Minnesota as well as a graduate certificate in Data Analytics from Cornell University. Geoff is currently serving as the Chair of Coordinating Committee of MetroGIS—a voluntary collaborative of partners from all levels of government and private sector interests working to expand the access to, and the quality of, geospatial data in the Twin Cities metropolitan region. He also served as the past chair of the Minnesota Geospatial Advisory Council’s Standards Committee (2016-2019), during which statewide standards for road data, address point data and property parcel data were developed and formally adopted. 7 Methodology The project team will prepare and analyze research, literature, and both qualitative and quantitative data to create a comprehensive needs assessment for the city. Inclusive of the Request for Proposal’s scope of work, our approach would utilize three progressive phases to deliver a high-quality report: 1. Existing context and current housing needs. 2. Growth forecasts and projected housing needs. 3. Policy recommendations and funding strategies to best address current and future housing needs. Structuring the work this way ensures a final product that may also perform as the housing element of the city’s 2050 Comprehensive Plan update while also including all elements of the RFP. Community Engagement and report drafting will run concurrently with these three phases, summarized below. Phase 1 – Existing Housing and Context This Phase will encompass the first part of the Housing Needs Assessment, describing current conditions and housing-related needs of existing residents. We will assemble the most current and accurate data possible, including parcel data, city and county provided datasets, census data, and any other relevant sources (i.e. local realtor associations, the Federal Reserve Bank of Minneapolis, etc). Existing plans and policies for Hopkins will be reviewed (including the list provided on pages 11-12 of the RFP). Data and information gathered for the existing housing phase of the plan will include (but is not limited to): • • This information will inform an existing conditions assessment that will identify current needs and provide recommendations for addressing them that are unique to Hopkins’ capacity and resources. An initial meeting with the City Council could be held at or around the completion of this phase. Phase 2 – Future Housing Needs Building from the analysis of current housing needs, projections of future housing needs will be determined as the second part of the assessment. In alignment with Met Council data and housing • Population characteristics • Income and employment • Housing cost burdened households DEMOGRAPHICS • Tenure, size, age, distribution • Overcrowding and Vacancies • Affordability levels and types HOUSING STOCK • Construction costs, lending environment and development pipeline • Housing Rehabilitation data • Sources of subsidy HOUSING DEVELOPMENT • Realtors, property owners and managers • Community leaders, organizations and advocates • Policymakers and residents STAKEHOLDER INTERVIEWS 8 element guidance, we will consider development trends, land use and zoning plans, transit and infrastructure plans, market demand and workforce development projections to shape an understanding of what growth in the city will look like. We will estimate future need gaps for specific populations (i.e. senior, disabled, students, unhoused) and affordability levels through market analysis, stakeholder interviews, and evaluating trends. Data and information gathered for the Future Housing Needs phase will include (but is not limited to): • • This information will inform a future housing needs analysis that will forecast housing demand and identify barriers to meeting that demand. At or around the end of this phase we will present data findings to the Planning and Zoning Board and provide a second update to the City Council, as well as facilitate at least one public engagement opportunity at an existing event such as the farmer’s market. Phase 3: Strategic Funding Plan, Policy Recommendations and Final Report Phase 3 will address the ‘Inventory and Evaluate Funding Sources’ part of the scope of work provided in the RFP. Everlong Consulting will develop a set of tools, policies and program recommendations for the City in a way that allows informed decisions about where to focus capacity and how to strategically use known and potential funding sources. During this phase Everlong Consulting will deploy a community survey to gauge public input on priorities. Recommendations will include an assessment of potential partners and funders that could be considered to expand outcomes (including federal, state, philanthropic and local resources) and will include timing and priority considerations for all known sources of funding (i.e. LAHA, HTF, TIF, LIHTC). Recommendations will be tied to the previously identified current and future housing needs, and may include: • Housing Preservation Resources and Strategies o Identify, support and resource the preservation of existing rental housing, especially affordable, senior and/or supportive housing • Population characteristics • Income and employment • Migration patterns • Housing costs and construction DEMOGRAPHIC TRENDS • Planned land use • Zoning Ordinance • Transit Oriented Development LAND USE AND ZONING • Transportation Plans • Stormwater, wastewater and watersheds • Parks and Trails RELATED PLANS AND POLICIES • City staff • Developers, realtors and lenders • Major employers, business organizations STAKEHOLDER INTERVIEWS 9 o Support successful homeownership, prevent foreclosure, and rehabilitate and maintain existing housing, especially affordable homesteaded housing o Protect unsubsidized affordable housing, including an analysis considering the implementation of a LIRC program. • Future Housing Construction Resources and Strategies o Support affordable homeownership, including but not limited to:  Downpayment Assistance Programs  Community Land Trust homeownership and other shared equity approaches  Modular and Pre-fabricated Housing  Land Use and zoning reform o Build new rental housing, especially affordable, including but not limited to:  Rental assistance  Mixed-income housing or Inclusionary Housing  Public- or faith-community owned land opportunities o Consideration of unique housing needs, such as senior or large-family housing, etc. • Funding Strategy o Recommendations on resources such as TIF, LIHTC, LIRC, LAHA, AHTF, etc. (acronym soup!) The three phases of the study will be compiled into a publishable document for the utilization of the city, its residents and housing stakeholders. A draft report will be provided for city staff review and a final plan will be completed once input and feedback has been addressed or incorporated. Project Manager Tara Beard will present the final report at a public meeting in person. Communication, Policymaker and Stakeholder Engagement Stakeholder and community engagement will occur throughout the project, and specific efforts will be made to include individuals, organizations, and groups that have historically not participated in this type of effort. Communication about the project will build support for the need for all housing types, particularly affordable housing, and create a shared understanding of what existing and future housing needs are and what tools can address them. This proposal includes translation of key written materials (community survey, final one-pager, etc.) in Spanish. It does not include oral translation services for interviews or meetings, but if such services are needed we can source and coordinate those at cost, seeking city input on trusted sources. Written or oral translation needs in Somali or other languages can also be coordinated, but would add cost and should be discussed with the city. Project Completion Final deliverables will include a completed Housing Needs Assessment and Strategic Funding Plan report, including an Executive Summary, explanations of methodologies used and community engagement input, and outcomes from all phases of the project. The final product will utilize data visualization and maps to provide a digestible, engaging, and inspiring document. Key points such as highlights and major findings will be embedded in the design of the final plan and supporting materials. A one-pager summary will be provided as well. 10 Timeline The following timeline is proposed for completion of the project by the end of 2026. May Jun Jul Aug Sep Oct Nov Dec Phase 1: Existing Housing Assessment City Council Stakeholder Interviews and Focus Groups (up to 20) Phase 2: Future Housing Assessment Planning and Zoning Board Public Engagement Activity Community Survey Phase 3: Recommendations and Strategic Funding Plan Development Final Report and Presentation Budget Tara Beard Project Manager $200/hr Geoff Maas Team Lead $150/hr Jeff Washburne Supporting Consultant $150/hr Phase 1: Existing Housing Assessment 15 8 2 City Council 5 2 0 Interviews and Focus Groups (~20) 22 0 0 Phase 2: Future Housing Assessment 20 10 4 Planning and Zoning Board 3 0 0 Public Engagement Activity 6 2 0 Community Survey 6 6 0 Phase 3: Recommendations and Strategic Funding Plan Development 30 4 4 Final Report and Presentation 20 16 0 TOTAL HOURS 127 48 10 TOTAL FEE $25,400 $7,200 $1,500 TOTAL PROPOSAL (not to exceed) $34,100 Everlong Consulting will bill monthly in time increments no smaller than .25 hours, or 15 minutes. Invoices will list hours worked by which team member, their respective hourly rates, and a description of the work completed. The hours proposed are estimates, and we propose that with city approval, and if necessary and appropriate, any unanticipated cost savings from one activity be made available to address any unanticipated cost increases in other activities, as long as the total budget is not surpassed. This estimate does not include the cost of space rental, nor food for stakeholder events, but does include costs for any materials needed (posterboard, dot stickers, printing). It does not include printing or mailing costs for communication materials. The budget estimate does not include any legal fees, if necessary, related to the proposal.