HomeMy WebLinkAboutAgenda Packets - 2017/08/21
CITY OF MOUNDS VIEW
CITY COUNCIL WORK SESSION AGENDA
MOUNDS VIEW CITY HALL
Monday, August 21, 2017
6:00 p.m.
ROLL CALL: Mueller, Gunn, Hull, Meehlhause, Bergeron
PUBLIC COMMENT
Citizens may speak to issues not on tonight’s agenda. Before speaking, please give
your full name and address for the minutes. Also, please limit your comments to three
minutes.
Agenda Items Discussed by Consensus
1. Presentation from Bridget Lundquist, Mounds View’s Elected Representative on
the North Suburban Hospital District Board of Directors
2. Review Potential Infill Residential Development “Long Lake Woods”
3. National League of Cities Optional Line Insurance Coverage Presentation
4. Review Development Proposals for Crossroad Point Site
5. Review Emerald Ash Borer (EAB) Response Plan
6. Discuss Potential HR Specialist Position
Next Work Session: TUESDAY, September 5, 2017, at 6 p.m.
Next City Council Meeting: Monday, August 28, 2017, at 6 p.m.
Item No: 2
Meeting Date: August 21, 2017
Type of Business: Work Session
City of Mounds View Staff Report
To: Honorable Mayor and City Council
From: James Ericson, City Administrator
Item Title/Subject: Review Potential Infill Residential Development “Long Lake
Woods”
Introduction:
Long Lake Woods is a potential infill residential development area bounded by Sherwood
Road to the south, Ardan Avenue to the north, Long Lake Road to the east and Eastwood
Road to the west. Altogether, including the existing homes in the area, the tract
encompasses about 22 acres. The “developable” land area is closer to 7.35 acres, which
would be further reduced by stormwater management and right of way. The graphic below
represents the area in question.
Ardan Avenue
Sherwood Road Long Lake Road Eastwood Road Area to be
developed
Long Lake Woods Discussion
August 21, 2017
Page 2
Discussion:
The residents owning property within and surrounding the Long Lake Woods
redevelopment area would like to proceed with the work necessary to survey and design a
plat for the creation of single family homes. As many as 14 new lots could be created
depending upon how the plat is laid out. Access into the site can be platted from either
Sherwood Road on the south side or Ardan Avenue on the north side. It is conceivable
that access into the interior area could occur midblock on Eastwood, but a house would
have to be sacrificed for this to occur. There are right of way easements granted through
the site where Greenwood Drive could be extended, however there is incomplete access
on the south and only partial access from the north. The property owner on the south side
has expressed opposition to the development and will not grant access; I’m not sure
whether the owner on the north side has been approached.
The participating property owners would have to bear the substantial up-front costs
associated with platting and engineering of the site, plus legal fees, grading, drainage,
installation of the underground utilities and construction of the road.
Recommendation:
Review the information and consider the presentation from the property owners. Staff has
long supported the development of this area however our message to the residents has
always been that the City would want all of the property owners to be on board. The
residents may ask if the Council would consider using eminent domain to secure the
requisite right of way if one property owner holds out, blocking access to the site. The
residents may also ask if the Council would be amenable to having the City up-front some
of the development costs to be repaid with assessments certified against the newly created
lots.
Respectfully submitted,
________________________
James Ericson
City Administrator
Item No: 3
Meeting Date: August 21, 2017
Type of Business: Work Session
City of Mounds View Staff Report
To: Honorable Mayor and City Council
From: James Ericson, City Administrator
Item Title/Subject: National League of Cities Optional Service Line Warranty
Program
Introduction:
Mounds View has been approached by representatives from Utility Service Partners, Inc.
(USP), offering to make a presentation to the City Council regarding their “Service Line
Warranty Program”. This optional service to our residents would cover sanitary service
lines from the home to the main and/or all indoor plumbing. The services are voluntary and
no participation from the City is required aside from permission to offer such services to the
community.
Discussion:
According to the supplied literature from USP, “Many homeowners are unaware of their
responsibility for their service lines until they have a repair emergency. When they call the
City, they often find that they are faced with a costly repair and that the City can’t help
them.” Staff is aware of a few recent incidents where residents’ sewer lines collapsed
requiring very expensive repairs. Perhaps residents would desire an insurance product
that would provide some coverage in such events. Necessary repairs are conducted by
local, licensed and insured contractors.
Recommendation:
Review the provided information and consider the presentation from USP representatives.
The City would not be involved in the administration of the program or collection of
premiums. The only potential action to be taken by the City would be to provide notice to
residents of the availability of the voluntary program.
Respectfully submitted,
________________________
James Ericson
City Administrator
Example Concept Picture of
Proposed Crossroad Pointe
Development
Picture of Development; Please provide us
one picture of a building that you have
developed that would be the closest to
size, look, design, # of units, etc. to the one
you propose to build at Crossroad Pointe.
Name of Developer Dominium Global Real Estate Management INH
History Founded in 1972 and second largest affordable apartment
owner/manager in the country
Location of Headquarters Minneapolis Waite Park
Type of Development 100% Affordable Independent Senior Housing, 100% Section
42
80% Market Rate 20% Affordable Mixed-Use/Mixed-
Income, development could include a gun club as a
tenanat if requested by Council. Developer also
looking at possibility of aquiring existing
apartments adjacent to Crossroad Pointe
Heartland Gun Club & Range and/or
Apartments
Exterior Characteristics 4 Stories with underground parking, Build with high quality
materials, Pitched Roof, Exterior to be a mixture of Hardie
Board & Brick and/or Stone, Well landscaped, Well lit
3 Stories, but will to to 4 if Council allows it with
underground parking.
3 Stories
Number of Units Proposed 160-216 216-266 150
Approximate Unit Mix 45% one-bed/one bath at 800 sq.ft, 35% two-bed/two bath
at 1100 sq.ft, 20% three-bed/two bath at 1300 sq.ft
Expected Rents One-bed $930, Two-bed $1115, Three-bed $1284 Without TIF: 100% Market Rate, With TIF: 80%
Market Rate & 20% Affordable
Without TIF: 100% Market Rate, With TIF:
80% Market Rate & 20% Affordable
Income Threashold All units will fall under the 60% Area Median Income
threshold
If getting TIF, 20% of units fall under the % Median
Income threshold
If getting TIF, 20% of units fall under the
% Median Income threashold
Income Threashold 1 person income limit: $36,060, 2 person income limit:
$41,220, 3 person income limit: $46,380, 4 person income
limit: $51,480
Site Amenities Community kitchen & clubroom, Exercise room, Grilling
area, Salon, Library, Storage lockers, Card Room, Theater
Room, Mail Kiosk, Package Room, Covered Parking - garages
Proposed Common Area
Amenities
Party room, Demonstration kitchen, Private Dining Room,
Card room, Salon/barber shop, Fitness center, Craft room,
Vending area, Underground parking, Secured entrances,
Beautiful landscaping, Picknic area with grills, Gazebos,
Theater/media room
Proposed Unit Amenities Open Floor plans, 9' ceilings, Balconies/Patios, Large
Windows, Upgraded cabinets, Washer and dryer in unit,
Dishwashers, Pantries, Kitchen islands, Walk-in closets,
Shower doors, Upgraded light fixtures, Decorative accents,
Cable access, Internet access
Type of Financing Requested Housing TIF, Land Write Down, Waive Dedication Fees, Tax
Credit Project, Issuance of Conduit Issue Revenue Bonds
Requesting Housing TIF & land to be negotiated Requesting Housing TIF if qualify
Land Use Site-Approval, Density: 50 to 60 units/acre, Conditional Use
Permit, Rezoning - PUD, if required, Vacating the right-of-
way at Greenfield Ave
Anticipated Amound of Subdity
Requested
Developing Entire Site?Yes, would take all 4.25 acres Yes, all 4.25 acres plus looking at acquiriing
adjacent properties for larger development, but
would entertain Heartland Gun Club if that is the
Council's desire
Would purchase either the 1.28 acres site
for Gun club only to be owned separate
from any other development or purchase
entire 4.25 acre site and the 2.08 acre
parcel would be apartments in second
phase.
Would there be a mixed use
retail component?
No Yes, apartments plus retail specialtiy component.
Looking at restaurants as potential tennants
Yes, however, Gun Club would be the only
retail component
Does this development fit the
Comp Plan?
Yes Yes Yes
Does this development fit the
the Council's and the Stantec
Report Vision?
Potentially, Council is open to a Senior Housing Yes, Council has maintained that they would like a
Mixed-Use destination concept at this location Yes, Council has mentioned they would like
a market rate or no more than 20%
affordable with mixed-use at this location
Where does the developer have
other products?
Multiple States Mainly Twin Cities area Mainly Waite Park area with a few in Twin
Cities suburbs
What roles would the developer
have in the project?
They would serve as the developer, builder, and manager of
the units
Global Real Estate Management is the investor
along with USFAAF, Jim O'Neil is the
Financing/Accountant, Urban Works is the
Architect, Krause Anderson is the builder
INH is the developer and would need to
find a builder
How many units does the
company current manage?
25,000 units in 23 states
How long does the company
plan to keep the building(s)?
Long-term ownership and manager Long-term 5-10 years Long-term
Number of New Jobs Created Equivalent 5 full-time permanent on-site employees
Ancitipated Total Sq.ft
Estimated Assessed Tax Value
Market Studies Completed and
Provided?
Yes Preliminary market study provided, full market
study still needs to be completed Preliminary market study provided, full
market study still needs to be completed
Crossroad Pointe Developer Comparison Chart
# of units managed in US
# of units managed in MN
Market study completed?
#
Units
Size Rent #
Units
Size Rent #
Units
Size Rent #
Units
Size Rent #
Units
Size Rent
Studio 0 - - 47 459 - 502 $918 - $1,004 31 459 - 502 $918 -
$1,004 45 459 - 502 $918 -
$1,004 32 750 - 779 $ 1,000
Alcove 0 - - 37 572 - 698 $990 - $1,208 16 572 - 698 $990 -
$1,208 0 572 - 698 $990 -
$1,208 0 - $ -
1 Bedroom 93 750 $ 930 62 590 - 884 $1,056 -
$1,582 87 590 - 884 $1,056 -
$1,582 111 590 - 884 $1,056 -
$1,582 52 800 - 825 $ 1,250
2 Bedroom 86 1050 $ 1,115 70 928 - 1,082 $1,633 -
$1,904 31 928 - 1,082 $1,633 -
$1,904 67 928 - 1,082 $1,633 -
$1,904 46 980 - 1067 $ 1,500
3 Bedroom 37 1250 $ 1,284 0 0 -$ 0 0 -$ 0 - $ - 6 1300 $ 1,750
Designated pet area
Common Laundry
Individual Storage Units
Open Lounge
Private Party Room
Fitness studio
Bike Storage
Electric car charging station
Car wash
Outdoor Seating
Outdoor swimming pool
Other
Other
Other
Other
Other
Other
On-site Management
Internet
Cable
Washer/dryer in unit
Solid or veneer cabinents
Solid or veneer coutners
Tile or linoleum/vinyl kitchen
floor
Walk-in closets or stroage
Balconies
Other
Other
Indoor
Outdoor
# stalls p/unit
Outdoor
Notes
Long term
5 - 6 residential (comercial TBD)
No
Yes
1.17
No
Yes
Parking (Commercial)
Exterior Finish Material (yes/no)
1.00
3
Yes
No
No
No
$ 38,000,000
216
5 - 6 residential (comercial TBD)
Developer (est yr)
Preliminary Study
TBD
Yes
No
Architect
Builder
Residential Manager
Yes
No No
TBD
27,000
Market Rate %
Tenant Restrictions
Complete Study
236,752
TBD
TBD
Dominium Mangagement Services
Urban Works
Affordable %
Retail sq ft
Example project
TBD
0% (optional)20%20%
No
No
Yes
Yes
Yes
Yes
5500
Option 3
N/A
80%
20%
223
2700 University Ave, Minneapolis
Kraus-Anderson
-
12555 Pennock Ave, Apple Valley
INH Properties (est 1982)
RHA
Weis Builders
INH Properties
Residential
N/A
100%
N/A N/A
80%80%
10940 Vtookrf Lake Blvd NW,
Option 1
6,880 5200
Complete Study
Global Real Estate (est 2017) / Kraus-Anderson (est 1897)
-
No
Yes
Yes
Yes Yes
201,222
7,629
1.50 1.53
7,629
-
172
Included
Parking (Residential)
Parking
-
52
Dominium (est 1972)
Total Residential Units
55+
0%
100% @ 60% AMI
Yes
Yes
Yes
Total Residential Sq ft 206,300 201,558
Yes
Yes Yes
Yes
Yes
No
Yes
Solid
58 99
160
102
-
6,118
15,432
6,118 29,403
194 154
Included
Included
Included
IncludedSolid
Yes
Commercial
Solid Solid Solid
Optional Included
Vinyl Tile or wood - TBD Tile or wood - TBD Tile
Included
Optional Included Included
Solid & veneer
Brick/Stone
Included Yes
Included Included Included
Yes
Yes
5000 - 7500
20,000
116
88
Yes
Retail (speciality) sq ft
-
45
13,971
-
-
1.21
20,000
Total Retail
Yes
No
Yes
(shared with outdoor residential) 36
Yes (or rebate for fees incured)
Will let City be conduit issuer with
No No
Yes Yes
NoDepends on availabile TIF No
No
Yes
28
No
No
Yes
No
Min # of years Developer will own Long-term Long term
Est Total Project Cost $ 49,000,000 $ 40,000,000 $ 35,000,000 $ 25,000,000
Phase 1 Construction Start/End
Phase 2 Construction Start/End
4 (residential) 15 (commercial)
2018/2019 (residenital
4 - 5 residential (comercial TBD)
Long term Long term
2018/2019 9residential)
TBD (commercial)
Est Construction Completion
2018/2019 (residential)
N/A
2018/2018 (retail)
3
# of jobs on-site FTE 5 residential
Other
Other
Financing
4
2018/2019 (residential)
No
Yes
TBD (commecial)
2018/2019 (residential)
TBD (comercial)
Other
Stucco/EFIS
Hardieboard/similar siding
No
No
No
Vinyl siding
Other
Other
Housing TIF
Land Discount
Waive Fees
Conduit City Revenue Bonds
# of Stories above parking garage
No
Yes
Included
Yes
Amenities within Units (Included in rent vs. optional?)
Commercial Kitchen
Salon
Grilling Stations
Theater Room
Library / Business Center
3 3
No
Yes
No
Yes
No
Crossroad Point Comparison of Development Proposals
Amenities in Common Areas (yes/no)
136216165
Yes
Yes
Yes
Option 1 Option 1 Option 2
Yes
Yes
Yes
Yes
Yes Yes
Included Included
123,056
Yes
No
Yes
Yes
Included
Yes
Tile or wood - TBD
Included
Included
Solid
Included
Included
Solid
Yes
Included
Soid
Commercial Manager N/A Kraus-Anderson TBD
Fire Pit Fire Pit Fire Pit
Yes
No
No
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
TBD
Potential Development
at Crossroad Pointe
May 1st, 2017
Crossroad Pointe Development
•Dominium Overview
•Dominium and The City Of Mounds View
•Proposed Development
•Benefits to the Community
•Requests of the city
Dominium Overview
•2nd largest owner/operator of affordable housing
–Portfolio across 23 states and 25,000+ units
•45 years of experience in affordable housing
•Long Term Perspective
–Creating value for your community
•Driven by 4 core values
–Creating Long Term Value
–Integrity
–Developing People
–Growth
Current Position
Portfolio Properties Units # of Properties Owned for
Owned 203 25,458 0-4 yrs: 5-9 yrs: 10-14 yrs: 15+ yrs
Fee -Interim: 1 120 51 53 50 49
204 25,578
Employment
Site:698
Corporate:
Property Mgmt 58
Corporate Services 71
Development 43
Asset Mgmt 21
891
Dominium and The City Of
Mounds View
Why Mounds View?
High Traffic Counts being on Corner of H2 and Mounds
View Blvd.
Provide a housing option not currently available
Market rate quality, 100% of units at an affordable price
Meets City priorities
Demographics of Community
17,500 people age 55+ within a 3 mile radius of the
property (approximately 30% of the population)
High Traffic Counts
Traffic Counts –exceed
20,000 cars per day
traveling along Mounds
View Boulevard
Current Senior Housing Options
•Bel Rae Senior Apartments
(Market Rate) (2015)
•Wildwood Manor
(HUD Section 202) (1982)
•Silver Lake Pointe Senior
(mixed income) (1995)
Conformity with City of Mounds
View Policies
2016 Mounds View City Council Priorities
Community Development
o Encourage development and promote programs to
improve neighborhoods
o Develop the vision associated with Crossroad
Pointe
Public Works
o Focus on aesthetics, landscaping and appearance.
2030 Comprehensive Plan
Chapter 4: Housing
“Goal 1 –Promote a broad and full choice of housing opportunities that provides life-cycle
and affordable housing with a mix of housing types and values”
•Applicable Policies: d, g, j and k. The city wants to: d.) promote the development of move up
and affordable housing opportunities and more housing options for senior citizens, g.) ensure
that priority be given to Mounds View residents when providing low income housing, j.) explore
seeking financial assistance from public agencies for development projects that provide
affordable housing, and k.) participate in state and federal housing programs as a source for
affordable housing.
•The proposed development will increase the senior affordable housing stock for the
residents of Mounds View.
•The Cities participation in this development will provide the assistance necessary to
receive public funding from MHFA in the source of federal Low Income Housing Tax
Credits.
2030 Comprehensive Plan
Chapter 4: Housing
“Goal 3 –Administer housing programs in an efficient and cost effective manor”
•Applicable Policy: c. “Continue partnerships with government agencies such as Metropolitan
Council and Ramsey County that administer affordable housing programs”
•The Cities participation in the proposed development will enable a successful application
for an issuance of conduit bonds , which will be required to make this affordable housing
development a reality
2030 Comprehensive Plan
Chapter 4: Housing
“Goal 4 –Encourage residential infill and redevelopment that supports the City’s housing
goals and maintains residential character”
•Applicable Policy: d. “The city should encourage a mix of densities and housing types in the
County Highway 10 corridor to help accommodate additional housing”
•Currently, there are no senior developments that are 100% affordable under the section
42 Low Income Housing Tax Credit program.
2030 Comprehensive Plan
“The Metropolitan Council expects the city to plan for additional affordable housing” “There is a
need for additional affordable housing units by the year 2020”
•In the comprehensive plan the City of Mounds View directly calls out the need for additional
affordable housing, and states that it will be a challenge to the city due to it being nearly
completely developed. This project will address the City’s need for affordable housing through
2020 and into the future.
Chapter 4: Housing
“Life Cycle Housing and Affordable Housing”
Demographics of Community
Estimated 4.7% population growth within 3 mile radius
through 2020
25% of Mounds View citizens are 55+
Low vacancies ~(2%)
Low crime rates (~35% lower than US Average)
What We Do Hits Home
Similar Dominium Developments -
Exteriors
Stone Creek Apartments-Plymouth, MN
The Landings at Silver Lake-St. Anthony, MN
Legends of Cavanagh-Crystal, MN
River North Apartments
-Coon Rapids, MN
Legends Cavanagh
-Crystal, MN
Legends At Silver Lake
Village –St. Anthony, MN
Exterior Amenities similar to proposed
The Legends at Silver Lake Village-St. Anthony, MN
Legends of Cavanagh-Crystal, MN
Cambric Apartments-St. Paul, MN
Common areas at similar projects
Legends at Silver Lake Village -St. Anthony, MN
The Cambric
-St. Paul, MN
River North
–Coon Rapids, MN
River North-Coon Rapids, MN
Similar Amenities to Proposed
River North-Coon Rapids, MN
The Cambric-St. Paul, MN
The Legends at Silver Lake Village-St. Anthony, MN
River North-Coon Rapids, MN
The Cavanagh-Crystal, MN
River North-Coon Rapids, MN
Interiors –Similar Senior Projects
The Grainwood –Prior Lake, MN
Cambric-St. Paul, MN
Bedroom Layout –The Legends Of Silver
Lake Village, St. Anthony, MN
Kitchen and Dining Room-The
Grainwood, Prior Lake, MN
Proposed Development -Crossroad Pointe
Location
Proposed Senior Development (concept)
Current Proposal
216 Units
100% independent senior
100% Section 42
Units Rent and Income Restricted to 60% of the AMI
o 1 Person 2017 Income Limit: $37,970
o 2 Person 2017 Income Limit: $43,400
o 3 person 2017 Income Limit: $48,840
Unit Mix:
Unit Type # of Units Approx:Sq. Ft.Proposed Rents
One Bedroom -One Bath (60% AMI)93 710 $930
Two Bedroom -Two Bath (60% AMI)86 1,040 1,115
Three Bedroom -Two Bath (60% AMI)37 1,250 1,284
TOTAL/AVERAGE 216 935 $1,064
Exterior Characteristics
4 Stories with
underground parking
Built with high quality
materials
Pitched Roof
Exterior to be a mixture of
Hardie Board
Brick and/ or Stone
Well landscaped
Well lit
Proposed Common Area Amenities
Party room
Demonstration Kitchen
Private Dining Room
Card room
Salon/barber shop
Fitness center
Craft room
Vending area
Underground parking
Secured entrances
Beautiful landscaping
Picnic area with grills
Gazebos
Theater/media room
Proposed Unit Amenities
Open Floor plans
9-foot ceilings
Balconies/ Patios
Large Windows
Upgraded cabinets
Washer and dryer in unit
Dishwashers
Pantries
Kitchen islands
Walk in closets
Shower doors
Upgraded light fixtures
Decorative accents
Cable Access
Internet Access
Sample
One-Bedroom
Unit
Approximately (721 sq ft)
Sample
Two-Bedroom
Unit
(Approximately 1031 sq ft)
Sample
Three-
Bedroom
Unit
(Approximately 1250 sq ft)
Benefits to the City of Mounds View
•Addresses the need for additional affordable housing beyond
2020, as recommended by the Met Council
•Increased population creates increased spending at local
businesses
•Increased interest in surrounding area for commercial
developers
•Increase tax base
•Creates full time jobs
•Initiates additional local consumption of everyday goods
and services
•Increases adjacent property values
Adds 216 Units –Addressing City Needs
167 units of Dominium senior new construction in Coon
Rapids, MN
Increased Population = More Local Spending
•The addition 216 units of senior housing including 1, 2
and 3 bedrooms will increase consumer population in
immediate area by approximately 400. This means
increased consumption at local business.
Increased Interest of Potential
Commercial Developers
•Capital investment in community creates new jobs and
attracts new businesses
•Increasing attraction of surrounding area to retail
developers
New Jobs Created:
•Approximately 450+ construction related jobs created from $48 million
investment in proposed development
o Approximately 300+ on-site construction jobs
o 150+ indirect jobs from supplying construction materials and
services
•Equivalent of 5 full time permanent on-site employees
Development Requests
•Site-Plan Approval –Density of 50-60 units/acre
•Vacating the right away at Greenfield Ave
•Tax Increment Financing
•Waiver of City fees
•Sale of property
•Support with applications to MHFA
•Issuance Of Conduit Issue Revenue Bonds
Conclusion
In return for the city’s participation,the City of Mounds View will
benefit in the following ways:
•A revitalization of the area,which serves as a focal pointe of Mounds View
•A high quality affordable housing option for Mounds View seniors that is
needed and currently not available
•Creation of jobs related to the construction,management and maintenance of
the property
•Increased tax revenues through increase in property values and increased
spending and consumption.
•The city will meet its affordable housing needs through 2020 and well into the
future as outlined in the Comprehensive plan
Conclusion
CREATING AFFORDABLE SENIOR HOUSING
AND INVESTING IN COMMUNITY
It takes government, industry, and the private sector working
together to advance affordable housing solutions to make projects
happen in the right manner across the country.
When we partner together with families, corporations, contractors,
cities, and counties we are able to improve communities. This
development can become an excellent example of a partnership that
is necessary to create affordable housing options into the future,
while at the same time adding vitality through job creation and
economic stimulus.
Dominium
Providing Quality Affordable
Housing Since 1972
DEVELOPMENT TEAM
Global Real Estate Management and Kraus-Anderson Development Company of Minneapolis is excited
to bring a new and progressive mixed use development to Mounds View. By combining Global Real Estate
Management’s knowledge of the local market with Kraus-Anderson’s years of experience in apartment
development, we know we can deliver a project that Mounds View will be proud of.
1MOUNDS VIEW, MN / 07.17.2017 / 17-0017
Global Real Estate Management LLC - Mounds View Apartments
SITE
1” = 60’-0”
2MOUNDS VIEW, MN / 07.17.2017 / 17-0017
Global Real Estate Management LLC - Mounds View Apartments
SITE AERIAL
OPTION 1
1” = 60’-0”
3MOUNDS VIEW, MN / 07.17.2017 / 17-0017
Global Real Estate Management LLC - Mounds View Apartments
SUBLEVEL 1
1
OPTION 1
1” = 60’-0”
4MOUNDS VIEW, MN / 07.17.2017 / 17-0017
Global Real Estate Management LLC - Mounds View Apartments
LEVEL 1
1
OPTION 1
1” = 60’-0”
5MOUNDS VIEW, MN / 07.17.2017 / 17-0017
Global Real Estate Management LLC - Mounds View Apartments
LEVEL 2 - 4
1
Development Summary KA : Mounds View Apartments - Opt. 3
Updated 07.06.17
Description Gross SF Parking GSF Retail SF Residential
GSF Res. Amenity Residential
NLSF
Efficiency
NLSF
Structured
Parking
Surface
Parking Res. Units
-1 Sublevel Parking 67,146 67,146 - - - 194 58 -
1 Apartments / Amenity / Retail 61,126 - 6,118 55,008 7,774 37,192 61% - 51
2 Apartments 61,126 - 61,126 - 50,297 82%69
3 Apartments 61,126 - 61,126 - 50,297 82%69
4 Apartments 24,298 - 24,298 - 19,906 82%27
Total 274,822 67,146 6,118 201,558 7,774 157,692 78% 194 58 216
Unit Mix Mix # of Units # of Beds Units SF NLSF
Micro 0.0%- - 400
Studio 22.1%48 48 499 23,962 110
Alcove 17.1%37 37 590 21,843 101
1 BR 28.6%62 62 663 41,136 190
2 BR 32.3%70 140 1,011 70,749 326
Total 100%217 287 727 157,690 727
Metrics
Total Dwelling Units 216
Total Stalls (Enclosed + Surface)252
Total Stalls / Dwelling Unit 1.17 36
Average Unit Size 727
Above Grade SF / Unit 963
Site SF 184,336
Site Acreage 4.23
Dwelling Unit / Acre 50.96
FAR 1.13
OPTION 1 - HOUSING
6MOUNDS VIEW, MN / 07.17.2017 / 17-0017
Global Real Estate Management LLC - Mounds View Apartments
DEVELOPMENT SUMMARY
1” = 60’-0”
OPTION 2
7MOUNDS VIEW, MN / 07.17.2017 / 17-0017
Global Real Estate Management LLC - Mounds View Apartments & Specialty Retail
SUBLEVEL 1 - PARKINGRamp to Level 12
1” = 60’-0”
OPTION 2
8MOUNDS VIEW, MN / 07.17.2017 / 17-0017 LEVEL 1Ramp to Sublevel 1Global Real Estate Management LLC - Mounds View Apartments & Specialty Retail
2
1” = 60’-0”
OPTION 2
9MOUNDS VIEW, MN / 07.17.2017 / 17-0017 LEVEL 2 - 3
Global Real Estate Management LLC - Mounds View Apartments & Specialty Retail
2
Development Summary Mounds View Apartments - Opt. 5
Updated 07.11.17
Description Gross SF Parking GSF Retail SF Residential
GSF Res. Amenity Residential
NLSF
Efficiency
NLSF
Structured
Parking
Surface
Parking Res. Units
-1 Sublevel Parking 55,330 55,330 - - - 154 -
1 Apartments / Amenity / Retail 70,762 - 30,582 40,180 7,058 24,012 34% - 99 35
2 Apartments 55,330 - 55,330 - 44,856 81%65
3 Apartments 55,330 - 55,330 - 44,856 81%65
Total 236,752 55,330 30,582 150,840 7,058 113,724 75% 154 99 165
Unit Mix Mix # of Units # of Beds Units SF NLSF
Micro 0.0%- - 400
Studio 21.8%58 58 501 29,050 109
Alcove 12.0%32 32 596 19,070 72
1 BR 41.7%111 111 670 74,329 279
2 BR 24.4%65 130 995 64,659 243
Total 100%266 331 703 187,108 703
Metrics
Total Dwelling Units 165
Total Stalls (Enclosed + Surface)253
Total Stalls / Dwelling Unit 1.53 88
Average Unit Size 703
Above Grade SF / Unit 1,100
Site SF 184,336
Site Acreage 4.23
Dwelling Unit / Acre 38.99
FAR 0.98
OPTION 2 - HOUSING & SPECIALTY RETAIL
10MOUNDS VIEW, MN / 07.17.2017 / 17-0017 DEVELOPMENT SUMMARY
Global Real Estate Management LLC - Mounds View Apartments & Specialty Retail
Development Summary Mounds View - Building A
Updated 07.11.17
Description Gross SF Parking GSF Retail SF Residential
GSF Res. Amenity Residential
NLSF Efficiency NLSF Parking Res. Units
-1 Sublevel Parking 55,330 50,139 - 5,191 - 154 -
1 Apartments / Amenity 55,330 - 15,150 40,180 7,058 24,012 60%63 35
2 Apartments 55,330 - 55,330 - 44,856 81%65
3 Apartments 55,330 - 55,330 - 44,856 81%65
Total 221,320 50,139 15,150 156,031 7,058 113,724 73%217 165
Unit Mix Mix # of Units # of Beds Units SF NLSF
Micro 0%- - 400
Studio 19%31 31 500 15,501 94
Alcove 10%16 16 605 9,676 59
1 BR 53%87 87 669 58,193 353
2 BR 19%31 62 979 30,354 184
Total 100%165 196 689 113,724 689
Metrics
Total Dwelling Units 165
Total Stalls (Enclosed)217
Total Stalls / Dwelling Unit 1.32
Average Unit Size 689
Above Grade SF / Unit 1,006
Site SF 133,816
Site Acreage 3.07
Dwelling Unit / Acre 53.71
FAR 1.28
OPTION 2 - BUILDING A - HOUSING
11MOUNDS VIEW, MN / 07.17.2017 / 17-0017
Global Real Estate Management LLC - Mounds View Apartments & Specialty Retail
DEVELOPMENT SUMMARY
Development Summary Mounds View - Building B (Specialty Retail)
Updated 07.11.17
Description Gross SF Parking GSF Retail SF Residential GSF Res. Amenity Residential
NLSF Efficiency NLSF Parking Res. Units
1 Specialty Retail 15,432 - 15,432 - - - 0%36 -
Total 15,432 - 15,432 - - - 0%36 -
Metrics
Total Dwelling Units -
Total Stalls (Retail-Gun Club)36
Total Stalls / Dwelling Unit -
Average Unit Size -
Above Grade SF / Unit -
Site SF 50,520
Site Acreage 1.16
Dwelling Unit / Acre -
FAR 0.31
OPTION 2 - BUILDING B - SPECIALTY RETAIL
12MOUNDS VIEW, MN / 07.17.2017 / 17-0017
Global Real Estate Management LLC - Mounds View Apartments & Specialty Retail
DEVELOPMENT SUMMARY
OPTION 1
1” = 60’-0”
MOUNDS VIEW, MN / 06.23.2017 / 17-0536
Global Real Estate - Mounds View Apartments
2
OPTION 1
SUBLEVEL 1
3
OPTION 1
1” = 60’-0”
MOUNDS VIEW, MN / 06.23.2017 / 17-0536
Global Real Estate - Mounds View Apartments
3
OPTION 1
LEVEL 1
3
OPTION 1
1” = 60’-0”
MOUNDS VIEW, MN / 06.23.2017 / 17-0536
Global Real Estate - Mounds View Apartments
4
OPTION1
LEVEL 2 - 4
3
Development SummaryKA : Mounds View Apartments - Option 1Updated 06.24.17Description Gross SF Parking GSF Retail SF Residential GSF Res. Amenity Residential NLSFEfficiency NLSFStructuredParkingSurface ParkingRes. Units-1 Sublevel Parking61,758 61,758 - - - 172 52 - 1 Apartments / Amenity / Retail60,405 - 7,629 52,776 8,057 34,750 58% - 46 2 Apartments61,758 - 61,758 - 49,778 81%73 3 Apartments61,758 - 61,758 - 49,778 81%73 4 Apartments24,930 - 24,930 - 19,387 78%31 Total270,609 61,758 7,629 201,222 8,057 153,693 76% 172 52 223 Unit MixMix # of Units # of Beds Units SFNLSFMicro0.0%- - 400 Studio20.0%45 45 500 22,263 100 Alcove0.0%- - 575 - - 1 BR50.0%111 111 680 75,695 340 2 BR 30.0%67 134 1,000 66,790 300 Total100%223 289 740 164,748 740 MetricsTotal Dwelling Units223 Total Stalls (Enclosed + Surface)224 Total Stalls / Dwelling Unit1.01 Average Unit Size740 Above Grade SF / Unit938 Site SF184,336 Site Acreage4.23 Dwelling Unit / Acre52.61 FAR1.13 3
Development SummaryMounds View - Building AUpdated 06.24.17Description Gross SF Parking GSF Retail SF Residential GSF Res. Amenity Residential NLSFEfficiency NLSF Parking Res. Units-1 Sublevel Parking36,828 36,828 - - - 107 - 1 Apartments / Amenity36,828 - - 36,828 7,054 23,524 64%- 31 2 Apartments36,828 - 36,828 - 30,391 83%42 3 Apartments36,828 - 36,828 - 30,391 83%42 Total147,312 36,828 - 110,484 7,054 84,306 76%107 115 Unit MixMix # of Units # of Beds Units SFNLSFMicro0%- - 400 Studio18%21 21 496 10,413 90 Alcove18%21 21 593 12,449 107 1 BR33%38 38 658 25,000 216 2 BR 31%36 72 1,012 36,444 314 Total100%116 152 727 84,306 727 MetricsTotal Dwelling Units115 Total Stalls (Enclosed)107 Total Stalls / Dwelling Unit0.93 Average Unit Size727 Above Grade SF / Unit964 Site SF89,100 Site Acreage2.05 Dwelling Unit / Acre56.04 FAR1.24
Development SummaryMounds View - Building BUpdated 06.24.17Description Gross SF Parking GSF Retail SF Residential GSF Res. Amenity Residential NLSFEfficiency NLSF Parking Res. Units-1 Sublevel Parking24,930 24,930 - - - 65 - 1 Apartments / Amenity23,577 - 7,629 15,948 1,003 11,226 48%- 15 2 Apartments24,930 - 24,930 - 19,387 78%31 3 Apartments24,930 - 24,930 - 19,387 78%31 4 Apartments24,930 - 24,930 - 19,387 78%31 Total123,297 24,930 7,629 90,738 1,003 69,387 76%65 108 Unit MixMix # of Units # of Beds Units SFNLSFMicro0.0%- - 400 Studio31%33 33 502 16,566 153 Alcove40%43 43 538 23,153 214 1 BR7%8 8 672 5,375 50 2 BR 22%24 48 1,014 24,333 225 Total100%108 132 643 69,427 643 MetricsTotal Dwelling Units108 Total Stalls (Enclosed)65 Total Stalls / Dwelling Unit0.60 Average Unit Size643 Above Grade SF / Unit911 Site SF79,703 Site Acreage1.83 Dwelling Unit / Acre59.03 FAR1.23
PRECEDENT IMAGES - HOUSING
CORNERSTONE CREEK, MINNEAPOLIS MN
CASCADE APARTMENTS, ROCHESTER MN FORT ROAD FLATS, ST. PAUL MN
EAST WOOD RIDGE, ROCHESTER MN
13MOUNDS VIEW, MN / 07.17.2017 / 17-0017
Global Real Estate Management LLC - Mounds View Apartments
REPRESENTATIVE URBANWORKS PROJECTS
PRECEDENT IMAGES - SPECIALTY RETAIL
1 - HTTPS://WWW.WEAPONSANDGEARRANGE.COM/
2 - HTTP://MAGMAARCHITECTURE.COM/
3 - HTTP://ARTICLE2RANGE.COM/
4 - HTTP://WWW.THERANGEAUSTIN.COM/
5 - HTTP://WWW.COLONIALSHOOTING.COM/RVA/
6 - HTTP://WWW.RWMURRAY.COM/PORTFOLIO/ELITE-SHOOTING-SPORTS
7 - HTTP://WWW.CENTENNIALGUNCLUB.COM/
8 - HTTP://WWW.FISHERMT.COM/FEATURED/THREE-SIGHTS-INDOOR-SHOOTING-RANGE/
9 - HTTP://WWW.CCSSEF.ORG/EDUCATION-MARKSMANSHIP-CENTER/
3 - ARTICLE II RANGE, LOMBARD, IL
2 - TORONTO INTERNATIONAL TRAP & SKEET CLUB, ONTARIO, CANADA
1 - POWAY WEAPONS AND GEAR RANGE, POWAY, CA
4 - THE RANGE AT AUSTIN, AUSTIN, TX 7 - CENTENNIAL GUN CLUB, CENTENNIAL, CO
8 - THREE SIGHTS INDOOR SHOOTING RANGE, BILLINGS, MT
9 - CHESHIRE COUNTY SHOOTING SPORTS EDUCATION CENTER, KEENE, NH
5 - COLONIAL SHOOTING ACADEMY, RICHMOND, VA
6 - ELITE SHOOTING SPORTS, MANASSAS, VA
14MOUNDS VIEW, MN / 07.17.2017 / 17-0017
Global Real Estate Management LLC - Mounds View Apartments
REPRESENTATIVE PROJECTS BY OTHERS
Introducing
Crossroad Pointe Redevelopment
A mixed use development that will enhance the Mounds View community
Development Team
INH Properties from St. Cloud, MN will be the project developer on the Crossroad Pointe project. INH
brings to the project many years of experience in apartment development in many different communities.
Community Number of Units Year Opened
Chanhassen, MN 183 (3 phases)2001 to 2004
Fergus Falls, MN 59 (2 phases)2001 to 2002
St. Michael, MN 48 2002
Shakopee, MN 237 (3 phases)2002 to 2004
Alexandria, MN 80 (2 phases)2003 to 2004
Mankato, MN 122 (3 phases)2005 to 2006
Aitkin, MN 24 2005
LeSeuer, MN 48 (2 phases)2006
Baxter, MN 58 (2 phases)2006 to 2007
Hastings, MN 66 2008
Alexandria, MN 115 (2 phases)2009 to 2010
Watford City, ND 164 2013 to 2014
Rochester, MN 39 2014
Cambridge, MN 103 (2 phases)2014 to 2015
INH sample projects from various communities
INH Development Project –Powers Ridge Apartments –Chanhassen
Crossroad Pointe Redevelopment Highlights
•4.25 acre site
•Mixed use development with retail, specialty retail and market rate
apartments
•Retail component will offer potential tenants flexible space with the ability to
offer outdoor dining etc.
•Specialty retail will provide ancillary benefits to the community and to local
law enforcement
•Market rate apartments will attract a both a younger demographic with
disposable income to spend in the community and provide current residents a
“senior friendly” place to live without having to leave their community.
•All components of the development will support each other’s use and provide
amenities currently not offered in the community.
Crossroad Pointe Apartments
•Approximately 136 market rate apartments
•Unit mix between studios, one, two and three bedroom units
•Amenities will include covered parking, swimming pool and community room with a kitchen and
meeting space, fitness center and management offices.
•INH Properties will lease and manage the property after completion. INH manages approximately
6,000 apartment units in Minnesota and North Dakota.
See: www.inhproperties.com
•CoStar Market Study shows very few vacancies in the area for market rate apartments.
Crossroad Pointe Apartments Sample Floor Plans
Studio/Efficiency
One Bedroom
Two Bedroom
Crossroad Pointe Redevelopment Site Plan
136 Apartment units with
approximately 20,000 feet
of retail and specialty retail.
N
Play
Area
Pickle
Ball
Courts
Crossroad Pointe Redevelopment Floorplans
N N
Crossroad Pointe Apartments: Amenities
Playground
Pickleball Courts
Pool
Crossroad Pointe: Retail Component
•Approximately 20,000 sq. ft. of retail near the corner of Mounds View
Boulevard and H2. Interested in bringing in at least two restaurant
concepts to be the anchor tenants in the building
•A short building setback from the right of way will mean proximity to
and great exposure to Mounds View Boulevard
•We will focus on talking to family friendly restaurants with the
potential to host small events and provide outdoor dining
Crossroad Pointe: Specialty Retail Component
•Heartland Gun Club and Range -approximately 15,000 sq. ft. Class A space
with treed and landscaped grounds.
•Specialty / Destination Retail will draw clients from the surrounding area
•Committed to the Mounds View community and will partner with local and
regional law enforcement to provide training to their officers
•Provide training to our clients that emphasizes safety training, classroom
training along with practice and proficiency on the range all of this is done
in a welcoming environment for all shooting sports enthusiasts.
•Sound from our facility will be less than the ambient roadside sounds. We
will be a good neighbor and give back to the community.
Heartland Rendering
Heartland Gun Club and Range Site & Floorplan
Sample Site Plan Sample Floor Plan
Thank you!
•We are excited about the opportunity to bring a dynamic development to
Mounds View. Our mix of retail, specialty retail and market rate apartments
will bring many new members into the community to live, play, relax and enjoy
the community and be an option for current residents to downsize but remain
in Mounds View.
•The development team is committed to building a first class development
across the retail and apartment projects
•The project is planned to be phased in with the retail area being developed
first and apartments coming soon after
•All components of the development will support each other’s use and provide
a wide range of amenities currently not offered in the community
PID Parcel Address Size in Acres Square Feet Building SF County
Price
per/SF
County
Price
per/SF
Amount City Paid for
land and demo
County Land
Value
County Builindg
Value
Total County
Valuation for Tax
Year 2018
Difference of
City's investment
v. County
EDA's Break Even
Amount
Notes
83023310005 Old Roberts Site 2400 County Rd H2 2.05 89298 N/A $6.00 NA $835,495.06 535,800.00$ -$ 535,800.00$ (299,695.06)$ 835,495.06$
83023310071 Former Taiko Site 2394 Mounds View Blvd 0.48 20908.8 N/A $7.14 NA 298,022.81$ 149,300.00$ -$ 149,300.00$ (148,722.81)$ 298,022.81$
83023310072 Premium Stop Gas Station 2390 Mounds View Blvd 1.28 55,756.80 N/A $7.00 NA 669,001.35$ 390,300.00$ -$ 390,300.00$ (278,701.35)$ 669,001.35$
Total 3.81 165963.6 N/A $6.48 N/A $1,802,519.22 $1,075,400.00 N/A $1,075,400.00 (727,119.22)$ 1,802,519.22$ $10.86
Dollar Amount Per/SF Price Per/SF
Difference
Between Amount
Per/SF and Break
Even Price
Bottom of Market Price $1 165,963.60$ (1,636,555.62)$
$2 331,927.20$ (1,470,592.02)$
$3 497,890.80$ (1,304,628.42)$
Median Price $4 663,854.40$ (1,138,664.82)$
$5 829,818.00$ (972,701.22)$
$6 995,781.60$ (806,737.62)$
Top of Market Price $7 1,161,745.20$ (640,774.02)$
Break Even Price $10.86 1,802,364.70$ (154.52)$
PID Parcel Address Size Square Feet Building SF County
Price
per/SF
Land &
Building
County
Price
per/SF
Building
County Land Value County Builindg
Value
County Valuation
for Tax Year 2018
Current Sale Price Asking Price
per/sf
Last Sale Price Notes
63023340089 Tires N More 2832 Mounds View Blvd 0.7 30,492 10,560 7.00$ 14.07$ 213,400.00$ 148,600.00$ 362,000.00$ $550,000 $12.14 $250.00
63023340086 Tires N More 0 Mounds View Blvd 0.34 14,810.40 No Building 3.00$ #VALUE!$44,400 -$ $44,400 N/A N/A $250,000
Total 1.04 45302.4 5.69$ 14.07$ 257,800.00$ 148,600.00$ 406,400.00$ #VALUE!#VALUE!250,250.00$
63023310043 Pat's Muffler 2848 Mounds View Blvd 0.5 21,780 1,722 $7.00 $71.14 $122,500 $152,500 122,500.00$ $275,000 N/A $210,000 Open to selling
63023310173 Single-Family west of MWF 2925 Mounds View Blvd 1.42 61,855.20 1,546.00 $1.39 $59.64 $86,100 92,200.00$ $178,300 N/A N/A $400,000
63023310237 Single-Family west of MWF 2935 Mounds View Blvd 0.8 34848 3792 $2.58 $75.32 $90,000 285,600.00$ $375,600 N/A N/A N/A
63023310174 Single-Family west of MWF 2949 Mounds View Blvd 0.26 11,325.60 858.00 $3.61 $77.16 $40,900 66,200.00$ $107,100 N/A N/A $64,850
Total 2.48 108,028.80 6,196.00 $2.53 $71.66 $217,000 444,000.00$ $661,000 N/A N/A N/A
83023220039 Snyder's Building 2525 Mounds View Blvd 0.96 41,817.60 6,021.00 $6.97 $178.38 $291,500 1,074,000.00$ $1,365,500 $2.5 Mill 59.78$ $980,000
Open to selling for
right price
83023310076 Rydell Auto 2375 Mounds View Blvd 3.26 142,005.60 22,842.00 $7.00 $50.51 $994,700 1,153,800.00$ $2,148,500 N/A N/A N/A
Open to selling for
right price
83023310075 5-Parcels, Next to Bel Rea 2310 Mounds View Blvd 2.98 129,808.80 No Building $0.92 N/A $119,500 -$ $119,500 N/A N/A $175,000 Owns two end lots
83023420013 5-Parcels, Next to Alliegence Fitness 0 Mounds View Blvd 0.85 37,026 No Building $2.05 N/A $75,900 -$ $75,900 N/A N/A No Data Available Owns two end lots
83023420003 5-Parcels, West Single-Family Home 2300 Mounds View Blvd 0.25 10,890 1,168 $4.80 $104.62 $52,300 122,200.00$ $174,500 N/A N/A $158,400 3.30.2015
83023420004 5-Parcels, Middle Single-Family Home 2288 Mounds View Blvd 0.57 24,829.20 1,228.00 $2.87 $64.01 $71,200 78,600.00$ $149,800 N/A N/A $145,000 11.17.2014
83023420005 5-Parcels, East Single-Family Home 2280 Mounds View Blvd 1.13 49,257.65 1,270.00 $1.99 $69.53 $98,200 88,300.00$ $186,500 N/A N/A No Data Available N/A
Total 5.78 251,811.65 3,666.00 $1.66 $78.86 $417,100 289,100.00$ $706,200 N/A N/A N/A
Properties West of MWF Development
Snyder's Building
Crossroad Pointe Pricing Scale Per Square Foot
Owner would like $1
Mill or $22.07/SF
Some onwers open
to selling
Rydell Auto
5 Single-Family Parcels East of Bel Rae
City paid $10.86 P/SF
for all three
properties including
demo
Crossroad Pointe
Tires N More
Identified Properties for Redevelopment
Pat's Muffler
Item No: __3__
Meeting Date: August 21, 2017
Type of Business: Work Session
Administrator Review : ____
City of Mounds View Staff Report
To: Honorable Mayor and City Council
From: Brian Beeman, Economic Development Coordinator
Jon Sevald, Planner
Item Title/Subject: Review Development Proposals for Crossroad Point Site
Discussion:
At the May 1st and July 17th City Council work sessions, the Council heard presentations for
the development of Crossroad Pointe, located at the SW intersection of Mounds View Blvd
and Co Rd H2. The three presentations were from: (1) Dominium, (2) Global Real Estate /
Kraus-Anderson, and (3) INH Properties.
The intent for this evening’s work session is to select a preferred developer, and to discuss
a price for the 4.25 acres.
Each of the proposals differ significantly from each other. With the assistance of the
developers, Staff has assembled a chart comparing each proposal (attached).
Developer Residential Commercial
Dominium: 216 units, senior, 100% affordable N/A
Global Real Estate/Kraus-Anderson: 165 – 223 units, 80% market rate 6,100 – 29,400 sq ft
INH Properties: 136 units, 100% market rate 20,000 sq ft
City Council members were invited to tour projects completed by each development
team (or partners), that would be similar to what would be built at Crossroad Pointe.
PROJECT HISTORY:
2006: City acquires Premium Stop gas station (2394 Mounds View Blvd)
2006: Premium Stop demolished
2006: DSU/Bonestroo completes market analysis and planning study
2013: City acquires Roberts (2400 Co Rd H2) and Taiko restaurants
2013: Roberts & Taiko demolished
2014: Neighborhood Open House.
2014: Stantec completes redevelopment study
2015: City Council and City commissioners tour three mixed-income apartment
complexes in St Anthony (Dominium), St. Louis Park (Bader Development),
and Osseo (The Beard Group)
2015: The Beard Group proposes Phase 1 to include approximately 2.5 acres of the
4.25 acre site, Phase 1 to include 119 units (market rate), consisting of
studios, 1-bedroom, and 2-bedroom units.
2016: City enters into a preliminary development agreement with The Beard Group
2016: The Beard Group withdraws from the preliminary development agreement
2017: Three proposals from; (1) Dominium, (2) Global Real Estate / Kraus-
Anderson, and (3) INH Properties.
Item 03
August 21, 2017
Page 2
The 2006 DSU/Bonestroo study included concept plans (above) for redevelopment of the
block, from Co Rd H2 (north) to Woodale Dr. (south). The concepts focus on mixed-uses,
walkability, and two-story buildings intending to relate to the surrounding neighborhood.
The 2014 Stantec study focuses on Crossroad Pointe, and includes two concept plans
(above). Both concepts feature apartments above retail/office use. The study notes that
due to competition with Northtown, Rosedale, and Rice Creek Commons (TCAAP), there is
not a local market for retail that depends on an anchor tenant, such as a big box store.
There may be a market for experimental retail, and for medical offices.
The 2014 Stantec study includes results from a neighborhood open house and survey.
About 15-20 people participated. The survey highlights a desire for mixed-use, providing
goods and services which Mounds View residents would otherwise leave town to find, and
for public amenities.
Figure 1: DSU/Bonestroo Long-term Concept D1:
60 units Apartments/Condominiums
33 units Townhomes
10,000 sf Retail/Office
Figure 2: DSU/Bonestroo Long-term Concept D2
60 units Apartments/Condominiums
20 units Townhomes
60,000 sf Office
Figure 3: Stantec Mixed Use Concept 1:
? units Apartments/Condominiums
0 units Townhomes
36,000 sf Retail/Office
Figure 4: Stantec Mixed Use Concept 2:
? units Apartments/Condominiums
0 units Townhomes
32,000 sf Retail/Office
Item 03
August 21, 2017
Page 3
The survey additionally asked residents what they would specifically like or dislike on this
site (open question). Answers varied greatly. Often, what one person wanted, another did
not.
A common theme to the Bonestroo and Stantec studies is mixed-use. Referring to the
development proposals, mixed use is proposed by Global and INH. INH’s proposal is
specific to an indoor shooting range. Global’s three proposals (Option 1, 2, 3) are not
tenant specific. Options 1 & 3 include mixed use buildings with residential over retail.
Global has stated that if they are not able to fill retail space, it may be converted into
residential.
City Staff has discussed with Ramsey County access to the site. The County’s Access
Management Policy recommends that driveways be setback a minimum of 660’ from an
intersection. The south end of the property is about 500’ from the Co Rd H2 intersection
with Mounds View Blvd, thus, it is unlikely that an access would be approved onto Mounds
View Blvd. Access is likely to come from Edgewood Dr, and Co Rd H2. This has been
communicated with the three developers, none of which have responded that the limited
access would substantially change their proposals. However, it will affect the type and
amount of retail/office.
In comparing the three developer’s proposals to the Bonestroo and Stantec studies, it
should be understood that the developers did not have the same benefit of time. Thus, the
proposals do not include the same level of detail for landscaping, public amenities, and
exterior materials compared to the two studies. If Councilmembers have expectations for
specific amenities or appearances, the Council should express that to the chosen
developer so that it may be incorporated into the next design phase.
The anticipated development process is as follows:
Fall 2017: City enters into predevelopment agreement with Developer.
Fall/Winter 2017: Developer applies to re-zone property from B-3 to R-4 or
Residential PUD if all residential, or to Mixed Use-PUD if
residential/retail.
Winter 2017: Developer applies for Preliminary Plat and Development
Review.
Winter/Spring 2017: Developer applies for TIF, if applicable.
Spring/Summer 2018: Developer applies for Final Plat. Greenfield Ave is vacated.
Property is sold by City to Developer.
Fall 2018: Utilities are moved, construction begins.
Fall/Winter 2019: Construction completed.
LAND VALUE
Attached, please find a chart showing: (1) assessed land values and City’s acquisition
costs, (2) price scale per sq ft of land/buildings, and (3) comparable land values.
The City purchased these properties (3.81 acres/165,963.6 sq ft excluding ROW) and
demolished three buildings for the equivalent cost of $10.86 p/sq ft ($1.8 million). The
second graphic on the attached chart shows a variable cost of $1 - $7 p/sq ft ($166,000 -
$1.1 million). If the City Council vacates Greenfield Ave, this would add approximately
Item 03
August 21, 2017
Page 4
15,840 sq ft for a project total size of 181,803 sq ft (4.17 acres). Staff recommends a
selling price of $6 p/sq ft ($1,090,818) to $6.601 p/s aft ($1,200,000). The Beard Group
and other previous developers preliminarily agreed to pay $1.2 mill for all three parcels.
The type of development could change the value of the land.
Recommendation:
Staff requests that the City Council consider each developer’s proposal, ask questions, and
choose a preferred development team (by consensus), OR continue the discussion at a
future meeting if more information is needed.
Staff recommends a land sale price of $6.6 p/sq ft ($1,200,000) then negotiating to $6 p/sq
ft ($1,090,818.00), depending on the TIF run and public subsidy requirements. To
determine a more accurate price, a formal appraisal and survey would need to be
completed.
Once a developer has been chosen, the next step is to enter into a preliminary
development agreement. Staff will work with the City Attorney and developer and
present the agreement at a future regular Council meeting.
Respectfully submitted,
____________________ ____________________
Brian Beeman, MPA Jon Sevald, AICP
Business Development Coordinator Planner
ATTACHMENTS
1. Chart comparing the three development proposals
2. Dominium presentation, May 1, 2017 presentation
Global Real Estate / Kraus-Anderson, July 17, 2017 presentation1
INH Properties, July 17, 2017 presentation
3. Chart of comparable land values
1 Global Real Estate presented two options at the July 17th Work Session, and has added a third option.
Item No: 6
Meeting Date: August 21, 2017
Type of Business: Work Session
City of Mounds View Staff Report
To: Honorable Mayor and City Council
From: James Ericson, City Administrator
Item Title/Subject: Discuss Potential HR Specialist Position
Introduction:
The resignation of Assistant City Administrator Desaree Crane has created an opportunity
to review the job description and make changes to better reflect our current needs. Staff
believes that at this point, there isn’t a compelling need to maintain an assistant city
administrator position, however one of the core duties of the position should persist as a
position on its own—that being human resources. A couple years ago we had discussed
internally how such a position would be defined and a job description was created.
Discussion:
The attached job description for a Human Resources Technician is similar to other HR
positions in suburban communities. Given the combination of HR duties, business
licensing and City Clerk responsibilities, the position should continue to be full time. The
position could serve directly under the City Administrator or perhaps report to the Finance
Director.
Recommendation:
Review the draft job description for the position of Human Resources Specialist or HR
Technician to replace the Assistant City Administrator position. If the Council feels it would
be important to move forward with the position in advance of hiring a new City
Administrator, I would recommend asking Springsted to point the new position and
generate a market-rate compensation schedule before posting the position. Given the
present staffing deficiency, the City Council could ask an HR consultant to assist in the
marketing, collection, ranking and backgrounding of candidates for the position.
Respectfully submitted,
________________________
James Ericson
City Administrator