HomeMy WebLinkAbout04-12-1995 AdditionsADDITIONS TO THE AGENDA
CITY COUNCIL
April 12, 1995
OLD BUSINESS:
1. Contract with Ehlers /Maxfield /Hoisington Koegler
Correspondence Pages 1 through 11.
2. Property Sale to Denery Developer - Letter from Appraiser
Correspondence Page 12.
NEW BUSINESS:
1. Request to Address the Council - Rocky Waite
2. Resolution for MNDOT Permit (Viking Drive)
Correspondence Page 13.
LETTER OF UNDERSTANDING
RICE STREET /LITTLE CANADA ROAD REDEVELOPMENT GUIDE
The purpose of this letter (the "Agreement ") is to describe the
services Ehlers and Associates, Inc. will provide the City of
Little Canada (the "City ") in the study of development issues and
the preparation of a development guide for the Rice Street Study
Area (the "Project ").
Project Team
The Project will be undertaken through the combined efforts of
Ehlers and Associates, Inc., the Hoisington, Koegler Group, Inc.
and the Maxfield Research Group, Inc. (the "Project Team" or
"We "). Ehlers and Associates will be the lead firm and will
enter into this Agreement with the City for the completion of the
Project. Ehlers and Associates will enter into subcontract
agreements with Hoisington, Koegler Group, Inc. and the Maxfield
Research Group, Inc. We will not enter into any other
subcontracts or involve other firms without the written consent
of the City.
Scope of Services
The services to be provided by the Project Team are described in
Exhibit "A ". To facilitate the completion of the Project, the
City agrees to provide services and assistance including, but not
limited to the following:
* Readily available fiscal, demographic and economic
information related to the City and the study area.
* Assistance of the City's Planning Director.
* Information collected for the Comprehensive Plan.
* Facilities for conducting Project - related meetings.
* Distribution of meeting notices and information.
It is understood that it may be modified as deemed appropriate to
best serve the interests of the City. Any modifications made
will not affect the balance of this agreement unless documented
by a written amendment.
Compensation
Ehlers will submit monthly statements indicating service
performed and compensation due. Payment is due within thirty
(30) days of the receipt of the statement by the City.
Compensation will be based on staff time and related direct
expenses incurred in completing the Project. Staff time will be
billed at the hourly rate schedules that appear in Exhibit B.
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Letter of Understanding Rice Street Project
March 29, 1995 Page 2
The Project will be completed for total compensation not to
exceed $46,000.
Timeline
To insure the completion of the Project within specified time
limits, the City has the right to retain from each invoice an
amount equal to five percent (5 %) of requested compensation for
staff time expense. Requested compensation for eligible direct
expenses shall not be subject to retainage. All amounts retained
by the City will be paid upon timely completion of the Project as
described below.
The Project will be completed on or before September 8, 1995.
For the purpose of this provision, completion of the Project
means submission of the final report to the City Councl for its
consideration. The City will grant an extnesion of the
completion date if the Project Team, due to events beyond its
control, cannot schedule the workshops and town meetings in a
timetable similar to the chart shown in Exhibit C. If the
project completion date is extended in this mannter, the Project
Team will receive the amount retained in the same manner as if
the Project was completed on or before September 8, 1995. If the
project is not compelted by September 8, 1995 or the amended
completion date, retainage shall be forfeited to the City.
Termination
The project may be terminated by the City at any point in the
process for any reason at which time consultants shall be
compensated for all work done to date, including expenses. No
retainage will be withhold by the City. Notice of termination
shall be in writing.
Amendment
This letter of understanding can be amended by the written
approval of the City and Ehlers and Associates.
EHLERS AND ASSOCIATES, INC. CITY OF LITTLE CANADA
Its: Its:
Date Date
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MAR 29 '95 02:52PM EHLERS & ASSOCIATES
EXHIBIT A
WORK PROGRAM
P.3/11
This document contains the Work Program for the Project. The Work Program describes
the specific tasks to be undertaken by the Project Team.
OBJECTIVES
The primary objective of this project and the work program is to help the City of Little
Canada create the understanding, the vision and the tools needed to effectively encourage
and guide the redevelopment of the areas along Rice Street and Little Canada Road. The
redevelopment of the Market Place will be addressed within the context of the broader area.
Within this overall objective, the work program will accomplish the following:
Cl Conduct a thorough analysis of the development issues in the study area.
D Prepare a practical and effective development guide to serve as a tool for shaping
public and private investment.
l7 Coordinate with and complement the process of updating the City's Comprehensive
Plan.
D Involve the community in the planning process.
Identify and describe steps to be taken to implement study findings and
recommendations.
Q Complete the project in a timely manner.
Q Provide the capacity and flexibility to deal with immediate concerns and projects
than occur during the planning process.
To achieve these objectives, we will undertake the following tasks:
DEMOGRAPHIC ANALYSIS
The initial step in the work program is to create an understanding of the demographic and
economic factors that will influence the development of the community.
1.1 Review existing demographic and economic analysis for Little Canada, including
data collected for the Comprehensive Plan.
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MAR 29 '95 02 :53PM EHLERS & ASSOCIATES
1.2 Conduct data analysis needed to supplement existing data.
1.3 Assess business growth in the study area.
1.4 Prepare a demographic profile of the study area.
PHYSICAL /DESIGN ANALYSIS
P.4/11
As work proceeds in gaining an understanding of the demographic, market and economic
factors shaping the areas, work will begin in the process of understanding physical
influences. The initial part of this work involves the investigation of the critical issues,
principles to guide development, generating a range of concept alternatives for community
evaluation, refinement of a selected concept into an accepted plan, and defining guidelines
to ensure development follows agreed upon patterns. The products will be graphics,
diagrams, plans, sketches and illustrations that demonstrate the physical character of
development. We will show what the area might look like if certain principles are followed,
how the area will function to meet the needs of the community, the city and developers.
For the physical/design analysis, we will:
Build an understanding of what exists
2.1 Conduct interactive workshop with key players (City Council, Planning
Commission, City Staff' and others) on orientation to the project, the process and
the intentions of the study.
2.2 Define boundaries of study area and create a base map showing existing conditions.
2.3 Investigate physical opportunities and resources, such as land use, movement
patterns, natural features, and man -made features.
2.4 Investigate forces that can shape the image of the area, such as existing patterns of
the natural and built environment, the context of the site and its relationship to
other areas of Little Canada, the spatial qualities of the area, elements of community
character, and landmarks.
2.5 Create a diagram depicting various sites and their susceptibility to change (created
with input from the city).
2.6 Conduct Town Meeting #1 to share findings of existing patterns and influences,
and to solicit input from the community about the area's strength and weaknesses,
and their desires for a "town center".
2.7 Define a vision and establish guiding principles for use, design and image.
2.8 Conduct Workshop #2 with key players to review a draft of a vision statement and
guiding principles for the Rice Street/Little Canada Road Corridor.
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MAR 29 '95 02 :54PM EHLERS & ASSOCIATES P.5/11
Explore what is possible
2.9 Generate alternative concepts to explore a range of solutions or to examine options
where no clear solution can be determined. Each alternative will demonstrate how
the vision and guiding principles shape development along the corridor. tipon
evaluation by the community or the city, one concept, or the best aspects of any of
the alternatives, will be refined and further developed into the concept plan for the
corridor.
2.10 Conduct Workshop #3 with key players to review concept alternatives, evaluate
their "fit" with the accepted vision and guiding principles, and to select the most
appropriate direction for further study and refinement.
Define how the area will Iook and function
2.11 Create a concept plan which shows the general organization and types of potential
uses; the character of the street and redevelopment sites; the arrangement of
buildings and their relationship to streets and to each other; the extent of various
uses; the location of special uses or significant features; the connections to the
surrounding neighborhoods; and other factors that support the community- derived
vision for the corridor. The plan, while showing some amount of detail, will be
conceptual (that is, showing the general pattern, relationship, connection and
character of development of private and public spaces and sites); therefore, it is
intended as a guide, not a specific or detailed plan.
2.12 Develop design guidelines to show the character and qualities of the private
development and the public spaces of the corridor. Guidelines will be developed for
public spaces (streets, sidewalks, parks, street lighting, public signs, community or
district gateways, transit stops, streetscape materials), buildings (mass, scale,
materials, articulation, color) and sites (parking, walks, setbacks, signage,
landscaping).
2.13 Conduct Town Meeting #2 to present vision statement, guiding principles, concept
plan and design guidelines to the community.
MARKET ANALYSIS
This section of the work program focuses on the market factors that influence development
in the study area. The market analysis will address the impacts of redevelopment on
commercial (office/retail) space and housing in the study area. The analysis will serve as an
assessment of the short- and long -term potential for these types of uses in the study area.
The analysis will also identify opportunities and constraints for each type of development
based on current market trends and Little Canada's location in the Twin Cities
Metropolitan Area,
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MAR 29 '95 02 :54PM EHLERS & ASSOCIATES P.6/11
Retail Market Assessment
3.1 Identify existing retail nodes along Rice Street and Little Canada Road and analyze
the retail goods and services they provide and the markets they serve.
3.2 Analyze the Rice Street Corridor/Little Canada Road's retail offerings compared
with those of other similar nearby suburban communities in the northeast
metropolitan area (Le. Arden Hills, Vadnais Heights, Roseville, Maplewood, White
Bear Lake).
3.3 Review and analyze competitive retail areas' image, retail mix, access, and consumer
environment.
3.4 Identify specific retail goods and services that are needed in the community.
3.5 Assess the retail redevelopment potential of the Rice Street Corridor/Little Canada
Road area on the existing retail base.
Office Market Assessment
3.6 Identify existing office concentrations in the Rice Street Corridor and analyze the
types of tenants they serve (single -user, multi -user, corporate headquarters versus
small business).
3.7 Analyze the Rice Street Corridor's existing office space compared to other similar
nearby suburban communities in the northeast metropolitan area (i.e. Arden Hills,
Vadnais Heights, Roseville, Maplewood, White Bear Lake).
3.8 Review and analyze competitive office developments in the study area regarding
tenant mix, access, lease rates, visibility, and vacancies.
Housing Needs Assessment
3.9 Using information complied in the demographic analysis section, identify trends
external to the Rice Street Corridor and the Northeast area of the Twin Cities that
will affect housing supply and demand in the study area.
3.10 Refine Little Canada's residential draw area.
3.11 Review residential construction trends in Little Canada and in the northeast portion
of the Twin Cities Metropolitan Area.
.A-4
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MAR 29 '95 02 :55PM EHLERS & ASSOCIATES P.7 /11
3.12 Identify multifamily housing sales trends within the city using sales data obtained
from IVMLS sold reports and the city assessor.
3.13 Survey general occupancy apartments and senior housing in the area and analyze
rental market trends.
3.14 Provide information on rents, turnover, occupancy, tenant profiles, traffic, etc.
3.15 Conduct interviews with persons familiar with housing in the Little Canada/Rice
Street Corridor area to provide perceptions of the neighborhood and its housing.
Persons interviewed will include; real estate sales agents, rental managers and
owners, city assessor, others (as necessary).
Conclusions and Recommendations.
3.16 Retail
O Assess the current demand for additional retail services in the Rice Street
Corridor area and the projected demand given the upgrading of Little
Canada Road.
0 Identify specific retail goods /services that are currently needed and would be
needed as a result of the redevelopment.
O Address the ability of existing centers to serve draw area customers.
O Suggest the types of retail development that would be appropriate, potential
sites, size, potential tenants.
3.17 Office
O Assess the potential demand for office space on the Rice Street
Corridor/Little Canada Road area.
O Identify types of office space that would be appropriate as a result of the
proposed redevelopment.
O Address the ability of existing office space to adequately serve the Little
Canada market.
Q Suggest the types of office development that would be appropriate, including
potential sites, size, and tenants, etc.
3.18 Housing
O Prioritize issues most important to the city as they undertake to maintain and
upgrade the housing stock in the Rice Street Corridor area and provide for
the housing needs of existing and future residents.
O Calculate housing demand for Little Canada based on the land availability,
reconstruction of Little Canada Road and future redevelopment objectives of
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MAR 29 '95 02:55PM EHLERS & ASSOCIATES P.0 /11
the city.
O Recommend housing developments (for -sale and rental) in the Rice
Street/Little Canada Road area that would be appropriate m enhance the
existing housing stock and provide for changing housing needs.
FISCAL ANALYSIS
The financial analysis section of the Work Program will address the capacity of the City to
play an active role in the implementation of the Development Guide and the redevelopment
of the Rice Street area. In completing this section of the Work Program, we will:
4.1 Review tax increment financing plan for TEF District #3 -1 to determine
authorizations and limitation.
4.2 Review TIP Plans for all existing districts in the Rice Street/Little Canada Road area
and evaluate potential application to redevelopment plans. Districts to be examined
include #1 -3, #1 -4, #1 -5, and #2 -1.
4.3 Determine need and create strategies, as necessary, to amend tax increment
financing plans reviewed in #1 and #2 to protect the City from adverse effects of
proposed legislation.
4.4 Create computer model of parcels in tax increment financing district #3 -1.
4.5 Determine the tax capacity value created by various types and amounts of
commercial and residential development.
4.6 Conduct preliminary analysis to establish parameters for using tax increment
financing.
• Create "test" development scenarios for purpose of determining potential for
captured tax capacity.
• Project tax increment revenue.
• Analyze amount of supportable project costs and debt.
• Estimate I- GA /BACA loss.
• Estimate implications of fiscal disparities program.
4.7 Determine need and ability to create new tax increment fmancing districts in the
study area.
4.8 Work with City Staff to determine the financial and timing parameters for the
reconstruction of Little Canada Road.
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MAR 29 '95 O2 :56PM EHLERS & ASSOCIATES
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4.9 Identify and explain other tools available to the City to finance activities needed to
implement the plan.
4.10 If possible, analyae the financial implications of alternative/additional funding
options.
DEVELOPMENT GUIDE
The final product of this process will be a development guide for the study area; a
document that will be a usable and effective tool for the City. The creation of the
development guide will include:
5.1 Incorporate the results of the planning process into text and graphics.
5.2 Identify priority elements and estimated costs for public improvements. Work with
team and city to identify funding opportunities and opportunities for combining
improvements with related public projects.
5.3 Identify key opportunities and necessary implementation steps, including the
process for soliciting developer proposals.
5.4 Incorporate the results of the planning process into text and graphics as a draft
report.
5.5 Produce a document that can become a section in the updated Comprehensive Plan.
5.6 Conduct Workshop #4 with key players to review draft report.
5.7 Present final report to City Council and Planning Commission.
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MAR 29 '95 02:56PM EHLERS & RSSOCIATES P.10/11
EXHIBIT B
HOURLY BILLING RATES
Ehlers and Associates
Position
Senior Professional
Hourly Rate
$100
Professional 75
Clerical 45
Hoisiington Koegler Group
Position Hourly Rate
Senior Professional $88 -98
Professional III 72
Professional II 55
Professional I 38
Technical 25 -38
Secretarial 37
Maxfield Research Group
Position Hourly Rate
Director of Research $85
Senior Market Specialist
Research Analyst
65
50
Support 30
B -1
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"MAR.29 '95 02:57PM EHLERS & ASSOCIATES
Week of
27 -Mar
03 -Apr
10 -Apr
Workshop 1
1 7-Apr Orientation and
Start-up
24 -Apr
01 -May
08 -May
15 -May
22 -May
29 -May Town Meeting
05 -Jun
12 -Jun
19-Jun Workshop 2-
26 -Jun
03 -Jul
10 -Jul
17 -Jul
24 -Jul
31 -Jul Town Meeting
07 -Aug
14 -Aug Report Preparation
21 -Aug
28 -Aug Workshop 4 - Draft of
Report
04 -Sep Final Presentation
Vision/Principles
Workshop 3 -
Concepts /Actions
EXHIBIT C
PRELIMINARY TIMETABLE
Fiscal
Analysis
Physical
/Design
Analysis
Demographic
Analysts
Market
Analysis
Page 11
C-1
c‘+? 2W4 ta
515 Little Canada Road, Little Canada, MN 55117 -1600
(612) 484 -2177 / FAX: (612) 484 -4538
MEMORANDUM
TO: Mayor Fahey & Members of the City Council
FROM: Joel Hanson, City Administrator
DATE: April 12, 1995
RE: Denery Development Appraisal Update
MAYOR
Michael I. Fahey
COUNCIL,
Beverly Scalze
Jim LaVaile
Steve Morelan
Bob Pedersen
ADMINISTRATOR
Joel R. Ranson
Mr. William Peterson has verbally provided me with the revised
value for the property which may be sold to the Denery Developer.
With the addition of the ditch and small triangular area, the
value has increased from $14,400 to $15,000. This amount is
based upon approximately 37,400 square feet of land at an average
value of $.40 per square foot.
Mr. Moser has indicated this figure is acceptable and is prepared
to enter into a purchase agreement.
PAGE 12
RESOLUTION NO.
WHEREAS,
The City of Little Canada wishes to install water main on Viking
Drive east of Edgerton Street within said City; and
WHEREAS,
A permit is needed from the Minnesota Department of
Transportation (MNDOT) to facilitate construction of this water
main project; and
WHEREAS,
MNDOT has indicated they will not issue the needed permit without
the City stating its intentions regarding future responsibilities
for roadway maintenence for this portion of Viking Drive;
NOW THEREFORE BE IT RESOLVED, by the City of Little Canada that
we intend to take full responsibility for Viking Drive east of
Edgerton Street to its current point of termination subject to
satisfactory one -time compensation being provided by MNDOT to the
City for this portion of roadway.
Adopted this 12th day of April, 1995.
Attest:
Joel R. Hanson
City Administrator
PAGE 13
By:
Michael I. Fahey
Mayor