HomeMy WebLinkAboutAgenda Packets - 2015/10/05
CITY OF MOUNDS VIEW
CITY COUNCIL WORK SESSION AGENDA
MOUNDS VIEW CITY HALL
Monday, October 5, 2015
7:00 p.m.
ROLL CALL: Flaherty, Gunn, Hull, Meehlhause, Mueller
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. Review NYFS Programs and Services - Jerry Hromatka (verbal report)
2. Park/Recreation/Forestry Commission Discussion
3. Review Proposals to Develop Crossroad Pointe Site
4. Other Funds Draft 2016 Budgets
5. Update on Progress Associated with City Council Goals for 2015
Next Work Session: Monday, November 2, 2015, at 7pm
Next City Council Meeting: Monday, October 12, 2015, at 7pm
March 16, 2016
Current Resident
Address
City, State Zip
RE: Upcoming intersection closure and detour – County Rd. H and Red Oak Dr.
Dear Current Resident:
Metropolitan Council Environmental Services (MCES), operator of the metro-area wastewater collection and
treatment system, is making improvements to aging and deteriorating regional sanitary sewer facilities that serve
homes and business in the Cities of Fridley, New Brighton, and Mounds View.
Starting on March 28th through mid-May 2016, the intersection at County Rd. H and Red Oak Dr. will be closed to
thru traffic. Please refer to the enclosed detour route and follow the marked detour signs near the road closure.
Local residents and businesses located within the closed intersection will maintain access to driveways. This
intersection closure is anticipated to be in place for approximately six weeks.
The sewer improvement work required at this intersection will include excavating a pit to access the sanitary
sewer in order to perform some emergency repair and maintenance work. Fencing will be placed around the
work area for safety.
During construction, some temporary inconveniences may occur as the work takes place:
• Large construction equipment
• Noise and vibration
• Dust
• Parking and traffic restrictions
• Odors
We apologize for the inconvenience and we will do our best to minimize impacts to your residence during
construction. If you would like to discuss the upcoming construction or any questions related to the intersection
closure or detour, please contact our project team at info@naiphase5.com or 763-392-4648. We appreciate your
patience as we complete this important sewer work in your area.
For more project information, to sign up for the project e-mail or text updates, or to view past and present project
updates, visit the project website at http://www.metrocouncil.org/sewerconstruction/fridley/tricity
Sincerely,
Tim O’Donnell
Tim O’Donnell
Project Citizens Liaison
Metropolitan Council Environmental Services
2/19/2015
For immediate release.
The Spring Lake Park, Blaine, Mounds View (SBM) Fire Department is now accepting applications for Volunteer
Firefighters. Applications are available for download on our website and must be submitted by 4:00p.m. on Friday, April
17th, 2015.
The SBM Fire Department seeks motivated and hardworking individuals to join our team of highly trained professionals.
The 70 men and women of the SBM Fire Department respond to emergencies 24 hours per day, 7 days per week, year-
round. Many work full-time jobs, have families, own businesses, coach sports, and enjoy weekend trips away. It is all
still possible as a Volunteer Firefighter!
If you are looking for a unique, challenging, and rewarding way to serve your community – Join the Trusted Few.
No previous experience is necessary and all training and equipment will be provided.
Successful candidates:
• Live within response time requirements to one of our four fire stations
• Must be at least 18 years of age
• Must hold a valid Driver’s License
• Must have a high school diploma or equivalent
Benefits of becoming an SBM Volunteer Firefighter include:
• Excellent pension after 10+ years of service
• Being a member of a nationally recognized organization
• Supplemental Life Insurance
• Recruitment bonus after all training is complete
• Free annual physicals
• Free use of workout facilities
• Full medical and injury coverage while on the job
Important dates:
• Tuesday March 31st or Wednesday April 1st: 7p.m.-8:30p.m. at Fire Station #3, 11920 Ulysses St. NE in Blaine.
An informational session will be held for interested members and their families/significant others. Applicants
are invited to attend on either date. (Optional)
• Saturday April 18th at the Joint Training Center in Fridley, MN. The Anoka Country Recruitment Expo will be held
for applicants to try on firefighting gear, use equipment and practice physical ability skill stations. Please RSVP
for this event to secure a timeslot by contacting Maddison Zikmund. (Optional)
• Friday April 24th from 4-8pm and Saturday April 25th from 8am-12pm both at the Joint Training Center in
Fridley, MN: Physical Ability Evaluations will be held by appointment only and can be scheduled by contacting
Maddison Zikmund. (Required)
• Interviews and additional requirements will be completed by June 2nd.
Maddison Zikmund - Recruitment Coordinator SBM Fire Department 763-767-4003 mzikmund@sbmfire.com
www.sbmfire.com www.mnfirehire.com EOE/ADA
Item No. 2.
Meeting Date: October 5, 2015
Type of Business: Work Session
City Administrator Review: ______
City of Mounds View Staff Report
To: Honorable Mayor and City Council
From: Brian Erickson, P.E., Public Works Director/City Engineer
Item Title/Subject: Park/Recreation/Forestry Commission Discussion
Introduction
The Park/Recreation/Forestry Commission will be present at the work session to discuss
several projects and provide an update to the City Council.
Discussion
The Park/Recreation/Forestry Commission has been working through a number of projects this
year. These projects include:
• Splash Pad/City Hall Park
• Groveland and Greenfield Parks tennis and basketball courts
• Hillview Park hockey rink concept
Attached to this report is a draft layout for the Splash Pad. Staff will provide an estimated cost
at the work session for the Council and Commission members.
Respectfully Submitted,
Brian Erickson, P.E.
Attachment:
Draft Layout for Splash Pad
Crossroad Pointe
Redevelopment Study
2390 County Road 10
2394 County Road 10
2400 County Road H2
Prepared for:
City of Mounds View
Prepared by:
Stantec Consulting Services Inc.
193802610
April 24, 2014
This document entitled Crossroad Pointe Redevelopment Study was prepared by Stantec Consulting
Services Inc. (“Stantec”) for the account of the City of Mounds View (the “Client”). Any reliance on
this document by any third party is strictly prohibited. The material in it reflects Stantec’s professional
judgment in light of the scope, schedule and other limitations stated in the document and in the
contract between Stantec and the Client. The opinions in the document are based on conditions
and information existing at the time the document was published and do not take into account any
subsequent changes. In preparing the document, Stantec did not verify information supplied to it by
others. Any use which a third party makes of this document is the responsibility of such third party.
Such third party agrees that Stantec shall not be responsible for costs or damages of any kind, if any,
suffered by it or any other third party as a result of decisions made or actions taken based on this
document.
Table of Contents
CROSSROAD POINTE REDEVELOPMENT OPPORTUNITY SUMMARY .......................................... I
Traffic Counts ...................................................................................................................... i
1.0 INTRODUCTION ...........................................................................................................1.1
2.0 PLANNING CONSIDERATIONS AND CONTEXT ...........................................................2.3
2.1 SITE CHARACTERISTICS ................................................................................................... 2.3
2.1.1 Description, History, and Ownership ......................................................... 2.3
2.1.2 Environmental .............................................................................................. 2.4
2.1.3 Zoning ............................................................................................................ 2.4
2.1.4 Utilities ............................................................................................................ 2.4
2.2 ACCESS AND CIRCULATION ......................................................................................... 2.5
3.0 PROCESS ......................................................................................................................3.6
4.0 CONCEPT DEVELOPMENT PLANS ................................................................................4.6
4.1 MIXED USE DEVELOPMENT - CONCEPT 1 .................................................................... 4.7
4.2 MIXED USE DEVELOPMENT - CONCEPT 2 .................................................................... 4.8
5.0 MARKET ANALYSIS ......................................................................................................5.9
5.1 INTRODUCTION ............................................................................................................... 5.9
5.2 REGIONAL CONTEXT OF MOUNDS VIEW AND THE CROSSROAD POINTE SITE ........ 5.9
5.2.1 Location ........................................................................................................ 5.9
5.2.2 Development Pattern ............................................................................... 5.10
5.2.3 Important Nearby Development ............................................................ 5.10
5.2.4 Transportation ............................................................................................ 5.11
5.3 DEMOGRAPHIC TRENDS .............................................................................................. 5.12
5.3.1 Median Age ............................................................................................... 5.12
5.3.2 Household Size ........................................................................................... 5.12
5.3.3 Household Type ......................................................................................... 5.13
5.3.4 Homeownership ......................................................................................... 5.13
5.3.5 Income ........................................................................................................ 5.14
5.4 HOUSING ....................................................................................................................... 5.14
5.4.1 Development Patterns .............................................................................. 5.14
5.4.2 Rental Market ............................................................................................. 5.15
5.4.3 For-Sale Market .......................................................................................... 5.15
5.4.4 Senior Housing Market .............................................................................. 5.16
5.5 RETAIL............................................................................................................................. 5.16
5.6 OFFICE ........................................................................................................................... 5.17
5.7 OTHER USES ................................................................................................................... 5.17
5.8 MARKET FORCES........................................................................................................... 5.18
5.8.1 Demographics ........................................................................................... 5.18
5.8.2 Income ........................................................................................................ 5.18
5.8.3 Traffic Counts ............................................................................................. 5.18
5.8.4 Selected Restaurant Minimum Requirements ....................................... 5.19
LIST OF APPENDICES
........................................................................................................................... A.1 APPENDIX A
A.1 Crossroad Pointe Opportunities and Challenges ..................................................... A.1
A.2 Crossroad Pointe Comment Form Responses ........................................................... A.1
i
Crossroad Pointe Redevelopment Opportunity Summary
Current Owner/Contact:
City of Mounds View
Jim Ericson
City Administrator
763-717-4001
JimE@ci.mounds-view.mn.us
Property Addresses:
2390 County Road 10
2394 County Road 10
2400 County Road H2
Lot Size:
4.25 Acres Total (including
vacated Greenfield Avenue right
of way)
Status:
Vacant land (buildings have
been removed)
Zoning:
B-3 Highway Business
Description:
This prime mixed-use development opportunity is located on the southwest corner of County
Road 10 and County Road H2, approximately nine miles northeast of Downtown Minneapolis
and 11 miles northwest of Downtown St. Paul. The site is situated in close proximity to
transportation networks, major employment centers, colleges and universities, regional shopping
centers and numerous recreation spots.
Demographics
1 mile radius population (2012): 9,384
3 mile radius population (2012): 60,119
5 mile radius population (2012): 176,470
1 mile Growth 2012 – 2017: 1.6%
Income
5 mile radius avg. HH income (2012): $77,211
Traffic Counts
County Road H2 (2011): 3,500 daily
County Road 10 (2012): 21,910 daily
1.1
1.0 INTRODUCTION
The City of Mounds View, through its Economic Development Authority (EDA), has purchased
three contiguous parcels in the southwest corner of County Road 10 and County Road H2 and
has prepared them for redevelopment by removing the previously existing structures. The EDA’s
goals with this redevelopment include:
Creating a mixed-use development that is compatible with surrounding area
Attracting business uses and buildings that frame intersection
Providing a buffer for the adjacent residential areas
Incorporating urban design elements to balance pedestrians & vehicles
Constructing amenities through and within the site, such as extending existing trail corridor
Providing adequate, off-street, screened parking for the development
Figure 1: Crossroad Pointe Site Context Map
1.2
The image below and the enlargement on the following page show the neighborhood
surrounding the site within ¼ and ½ mile radii, including residential areas, parks, Edgewood
Middle School, and numerous businesses. The site is indicated by the red polygon. There are a
significant number of employees who work in close proximity to the site at MultiTech Systems, the
nearby Medtronic facilities, and other area businesses. The enlargement image shows existing
views into the site (blue arrows) and existing access point into the site (green circles). The zig -zig
line along the south edge of the site indicates the need for buffering from adjacent residences.
Existing buildings on the site that are shown in the aerial photo have since been removed.
Figure 2: Crossroad Pointe Neighborhood Orientation Map
2.3
2.0 PLANNING CONSIDERATIONS AND CONTEXT
The following provides an overview of the planning considerations and context for
redevelopment of the Crossroad Pointe site.
2.1 SITE CHARACTERISTICS
2.1.1 Description, History, and Ownership
The site is comprised of three parcels: 2390 County Road 10, 2394 County Road 10, and 2400
County Road H2. Including the Greenfield Avenue right of way, which is proposed to be
vacated, the Crossroad Point site totals approximately 4.25 acres. Prior to acquisition and
demolition of existing structures by the City, the previous uses on the site included Robert’s Sports
Figure 3: Crossroad Pointe Neighborhood Orientation Map Enlargement
2.4
Bar, Taiko Sushi Restaurant, and Premium Stop gas station. The City currently owns all three
parcels.
The adjacent parcel to the southeast, which has historically been a car wash, is currently being
redeveloped as a Coventry senior living facility.
2.1.2 Environmental
There were two recorded petroleum storage tank releases reported on the 2390 County Road 10
parcel when it was a Brooks Food Store. The first release was reported on January 3, 1990 and
the file was closed on December 18, 1992 (Site ID# LEAK00002141). The second release was
reported on June 15, 1994 for the former Brooks Food Store on the site, and the file was closed
on March 26, 1996 (Site ID# LEAK00007478).
The City purchased the 2390 County Road 10 parcel in 2006, demolished the structures,
removed the underground storage tanks, and completed Phase I and Phase II Environmental
Site Assessments (ESAs). According to the File Closure Confirmation letter from the MPCA dated
May 30, 2006, “If future development of the site or surrounding area is planned, it should be
assumed that petroleum contamination is present.”
2.1.3 Zoning
All three parcels are currently
zoned B-3 Highway Business. Zoning
of the surrounding parcels includes
B-3 to the north and east and R-1,
R-2, and R-4 to the west and south.
All three parcels are owned by the
City of Mounds View.
The residential areas to the west
and south will require buffering. It is
anticipated that the Crossroad
Point site could be rezoned and
developed as a PUD. The relevant
portion of the City’s Zoning Map is
included in the figure to the right.
2.1.4 Utilities
The site is served by City sewer and
water, with trunk utilities in both
Edgewood Drive and Greenfield
Avenue.
Figure 4: Crossroad Pointe Area Zoning Map
2.5
2.2 ACCESS AND CIRCULATION
County Road 10 is the primary northwest to southeast transportation corridor within the City. The
site has a right-in/right-out access onto County Road 10. If this access were abandoned, it is
unlikely that the County would grant a new access onto County Road 10. Therefore, it is
recommended to maintain this access in its current location to improve the marketability of the
site. County Road H2 is actually a City street, and is not under the jurisdiction of the County. The
site currently has one access onto County Road H2, in addition to the Greenfield Avenue
connection. It may be desirable to shift this access point further west along County Road H2
when the site is redeveloped to increase intersection spacing from County Road 10. Shifting the
access point west would also facilitate restriping a portion of the existing left turn lane on
eastbound County Road H2 for vehicles going northbound County Road 10 to be a left turn lane
into the site from westbound County Road H2. Greenfield Avenue bisects the site, and planning
for the site assumes that this right of way will be vacated through the site. If Greenfield Avenue is
vacated, the City will require construction of a cul de sac just south of the site. Based on the
concept plans, it appears feasible to construct a modified cul de sac within the existing right of
way.
Official AADTs for roadways adjacent to the site are shown in the following figure (AADTs are
blue or magenta numbers). For example, the AADT for County Road 10 is 20,900.
Figure 5: Traffic Data Map
4.6
3.0 PROCESS
The planning process for the Crossroad Pointe site included meetings with the EDA and a public
open house. The EDA performed a SWOT analysis exercise, and the issues the EDA identified
were discussed with the public. Preliminary concept options were presented to assist with
visualizing and refining the City’s goals and expectations for redevelopment of the site. A
summary of both the SWOT exercise and public comments received at the open house are
included as an Appendix to this report.
4.0 CONCEPT DEVELOPMENT PLANS
During the course of the redevelopment planning process, a number of different options were
developed. These options range from primarily residential, to primarily commercial, to mixed -use.
The mixed use concept was selected as the best fit with the City’s redevelopment goals for the
site, and two different mixed use development concepts were selected by the City of Mounds
View Economic Development Authority for inclusion in this summary report.
The Crossroad Pointe site is the potential first stage in the development of a “downtown”
Mounds View area. The Concept Plans are intended to be illustrative of the mix and density of
uses that the City would prefer to see on the site. Square footages shown are gross, not net. The
concepts assume that the site would be developed as a PUD to accommodate a mix of uses,
and would require a variance for parking because they are “under-parked” if all the square
footage shown on the concepts was built. Another alternative would be for the City to create a
City Center or Redevelopment Zoning District with reduced parking requirements. The parking
lots are broken up with 20 foot wide islands of green. The more distant parking areas are
envisioned as grass pave or other more sustainable surface. Both concepts show the termination
of Greenfield Avenue in a cul de sac at the southern edge of the site.
There is flexibility in terms of the mix of office and retail that is provided in both concepts. The
EDA’s preference is that any approved redevelopment plan would create a strong presence
along County Road 10 by orienting buildings closer to the County Road 10 right of way, and
incorporating the trail extension with a public identify element, such as a clock tower or
signature vertical element. It is anticipated that stormwater quality management would be
accomplished through a combination of surface ponds (with a decorative fountain) and
subsurface storage and infiltration.
4.7
4.1 MIXED USE DEVELOPMENT - CONCEPT 1
Concept 1 is based on the idea of creating a more focused development around an outdoor
pedestrian mall with a pergola that ties together the different buildings in the development.
Parking is located in the western half of the site, with additional parking below grade . The multi-
story corner building has the potential for retail with office or residential above.
Figure 6: Mixed Use Development Concept 1
4.8
4.2 MIXED USE DEVELOPMENT - CONCEPT 2
Concept 2 is based on the idea of maximizing the building facades along the street frontages of
County Road 10 and County Road H2. The retail building on the west side of the site could go in
the northwest or southwest corner, but it creates a better street presence along H2 if it is located
where it is shown.
Figure 7: Mixed Use Development Concept 2
5.9
5.0 MARKET ANALYSIS
5.1 INTRODUCTION
This following summarizes a market analysis conducted for the Crossroad Pointe redevelopment
area located on the southwest corner of the intersection of County Road 10 and County Road
H2. Data included in this memo was used to help inform stakeholder s of key market dynamics
impacting any future redevelopment. This is an update to a market overview conducted in 2006
for portions of the current Crossroad Pointe site.
5.2 REGIONAL CONTEXT OF MOUNDS VIEW AND THE CROSSROAD
POINTE SITE
The City of Mounds View holds many highly-marketable qualities. Its central location, stable
neighborhoods, and an increasing concentration of highly-skilled employment pique the interest
of prospective residents, businesses and developers. Due to limited reserves of developable
land, however, new construction of residential or commercial properties has been extremely
limited over the past decade. Through the targeting of strategic undeveloped or under
developed sites, the City has a unique opportunity to expand its residential and commercial
base in order to capture some of the ongoing and renewed energy being created along the
Interstate 35W corridor.
This section of the memo explains the City’s strategic community assets and describes how these
assets strategically enhance Count y Road 10’s redevelopment potential while underscoring the
market challenges for some types of development.
5.2.1 Location
Mounds View is located
approximately nine miles northeast
of Downtown Minneapolis and 11
miles northwest of Downtown St.
Paul. Mounds View enjoys
numerous locational advantages.
The City is situated in close
proximity to transportation
networks, major employment
centers, colleges and universities,
regional shopping centers and
numerous recreation spots.
Figure 8: Crossroad Pointe Site Context Map
5.10
5.2.2 Development Pattern
County Road 10 is a four-lane
divided highway that bisects the
City of Mounds View. Until the US
Highway 10 bypass was
completed several years ago, just
north of Mounds View, County
Road 10 was designated as US
Highway 10 and was the main
thoroughfare linking St. Paul and
Ramsey County to Anoka County
and St. Cloud. Although no longer
a US Highway, County Road 10
has an average annual daily
traffic volume of almost 22,000
vehicles and is a wide
thoroughfare with an
approximately 250-foot right-of-
way. Therefore, very little development along the highway is conducive to non-automobile
access.
Most businesses dependent on traffic along the corridor are food establishments, retail stores, or
service-retail. Immediately after the US Highway 10 bypass was completed, there was a drop in
traffic volumes along County Road 10, which led to sporadic store closings and relocations and
conspicuous gaps in an already spread out urban fabric. However, traffic levels have steadily
increased, which has led to new investment along the corridor, such as h igh density senior
housing and new neighborhood-oriented retail, especially to the north and west of Crossroad
Pointe. The area closest to Interstate 35W, which is southeast of Crossroad Pointe, tends to be
characterized by more commercial/industrial development rather than traditional
neighborhood-oriented retail.
The recent change in the business composition along County Road 10 is a reflection of
changing demographics and size of achievable trade areas. At one time, businesses along
County Road 10 were able to capture the needs of customers from a wide region in search of
motels, entertainment, and specialty goods shopping. Now businesses must adapt to smaller
trade areas that are increasingly populated by older households with few or no children.
5.2.3 Important Nearby Development
Medtronic has a significant corporate campus with approximately 6,000 employees located one
mile north of County Road 10 at the intersection of Interstate 35W and US Highway 10. The
campus consists of cardiac and disease management units supporting research and
development, accounting, sales and marketing, and legal activities. Therefore, most jobs at the
Figure 9: Crossroad Pointe Neighborhood Orientation Map
5.11
campus are highly-skilled professional positions. Typical wages at the campus are about $75,000
per year.
Although the Medtronic campus is only one mile from County Road 10, connections between
the campus and Crossroad Pointe via local streets are poor. Therefore, the most direct
connection between the Medtronic Campus and Crossroad Pointe is via Interstate 35W. As a
result, daytime employees of Medtronic who may consider traveling outside the campus for
goods and services will be accessible to a number of equally convenient business districts in
addition to Crossroad Pointe. This lessens the likelihood that businesses located in Cr ossroad
Pointe can depend on Medtronic employees as a captive market.
The dormant TCAAP site located just east of County Road 10 in Arden Hills is the largest
undeveloped contiguous area in the built-up portion of the Twin Cities Metropolitan Area. Over
the years various planning efforts for the TCAAP site have indicated as much as 3.5 million
square feet commercial space and 2,400 units of housing could be built on the site. One of the
key access points to TCAAP would be via County Road H, which also provides excellent access
to County Road 10 in Mounds View. Although development of TCAAP would have a profound
impact on uses located along County Road 10, planning for TCAAP has yet to progress into any
kind of significant new development despite years of e ffort. However, another round of effort at
redevelopment may finally realize TCAAP’s potential. If this is the case, significant employment
growth in the area would fuel demand for certain day-time uses in Crossroad Pointe.
5.2.4 Transportation
Interstate freeways, US highways, state
highways and county highways all
intersect the City of Mounds View in
one way or another, offering
immediate access to the remainder of
the Metro Area and beyond. Figure 10
highlights these major thoroughfares in
red. Less than a quarter-mile to the
east, County Road 10 intersects
Interstate 35W, the primary artery
feeding traffic from the Northern
Metro into Downtown Minneapolis.
Mounds View is bisected by County
Road 10 and US Highway 10, two
primary carriers of east-west traffic in
the Northern Metro.
Figure 10: North Metro Highway Network
5.12
In addition to immediate highway access, the site is located very near the Anoka County/Blaine
Airport, which is classified as a minor airport, has the longest runway length within the MAC’s
reliever airport system. Last year it had 80,000 take-offs and landings, and could support 200,000+
operations per year. The airport has 20 acres of undeveloped open space within the Key Air
leasehold, which could accommodate 130,000 sq. ft. of additional future vertical infrastructure.
5.3 DEMOGRAPHIC TRENDS
Long range demographic trends have been affecting real estate demand over the past 40
years because many of these trends will likely continue into the future. Figures 11 through 15
illustrate 40-year trends related to population age, household size, household type,
homeownership, and income. The following are key findings from the figures.
5.3.1 Median Age
Since 1970, the median age of
the population has increased
significantly at the local,
regional, and national levels.
Within Mounds View, however,
the rate of aging has been
greater than the county, the
metro, and the US. The age
profile of the population has
important ramifications on the
market for housing and retail.
Younger persons have
significantly different demands than older persons when it comes to housing types and shopping
habits.
5.3.2 Household Size
Household size declined sharply
between 1970 and 1980,
especially in Mounds View, as
the youngest baby boomers
moved out of their parents’
homes and started new
households. Since 1980,
household size has continued to
drop, though not at as sharp as
during the 1970s. Changes in
household size can impact
housing and retail markets in a variety of ways. For example, fewer individuals in a household
decrease the need for overall space and furnishings, both inside and outside the unit.
28
26 26
21
37 36
35
38
15
20
25
30
35
40
45
US Metro Ramsey County Mounds ViewAge 1970
1980
1990
2000
2010
Source: U.S. Census
Figure 11: Median Age
3.1 3.2 3.1
3.9
2.6 2.5 2.4 2.5
1.5
2.0
2.5
3.0
3.5
4.0
US Metro Ramsey County Mounds ViewPersons per Household1970
1980
1990
2000
2010
Source: U.S. Census Figure 12: Household Size
5.13
5.3.3 Household Type
Household types have
dramatically changed
since 1970. In the last 40+
years, as the population
has aged, the percentage
of households defined as
married couples with
children has significantly
decreased while the
percentage of single-
parent families and single-
person households has
increased. This drop has
been especially dramatic
in Mounds View where the decline in the percentage of married couples with children went
from 64% of all households in 1970 to only 19% of all households in 2010. Changing household
types influence housing by affecting the styles and layouts of units. For example, families with
children prefer housing with private yards, if affordable, along with bedrooms on separate levels
from the main living areas. In contrast, households without children often prefer one-level living in
which bedrooms are on the same level as the living area.
5.3.4 Homeownership
Homeownership in
Mounds View has
historically been well
above the county, metro,
and national rates.
However, long-term
declines now mean that
homeownership rates are
on par with metro rates,
though still above county
and national rates.
Traditionally, high rates of
homeownership are
indicative of a more
stable population that remains in the community for long periods of time. However, structural
change in the for-sale housing market due to the recent housing bust is making homeownership
less attractive. This may result in more long-term or “lifestyle” renters who choose to not own their
housing, though they may have the means to do so. 39%47%44%64%20%22%17%19%0%
10%
20%
30%
40%
50%
60%
70%
US Metro Ramsey County Mounds ViewPercent of Households1970
1980
1990
2000
2010
Source: U.S. Census Figure 13: Married Couples with Children 63%66%62%77%65%70%61%70%50%
55%
60%
65%
70%
75%
80%
US Metro Ramsey County Mounds ViewPercent of Households1970
1980
1990
2000
2010
Source: U.S. Census Figure 14: Homeownership Rate
5.14
0%
5%
10%
15%
20%
25%
30%
1939 or
earlier
1940 to
1949
1950 to
1959
1960 to
1969
1970 to
1979
1980 to
1989
1990 to
1999
2000 to
2009
2010 or
laterPct. of Housing UnitsYear Built
Mounds View
Metro Area
Source: US Census, American Community Survey
5.3.5 Income
Although family incomes
in Mounds View are
consistent with Ramsey
County, they have not
been able to keep pace
with metro area incomes
and have been falling
relative to national rates.
This is often due to a
rapidly aging population
in which many
households begin
entering their retirement
years.
5.4 HOUSING
5.4.1 Development Patterns
Over 70% of all housing in
Mounds View was
constructed during a forty
year period from 1950 to
1990, with the 1970s alone
accounting for over one-
quarter of all homes. Less
than 20% of the City’s
housing was built after 1990.
Much of the growth in the
1970s and 1980s was driven
by Baby Boomers seeking
starter housing. With little new
construction and limited land
development options in
Mounds View, many of these
original homeowners are choosing to
remain in their homes. According to the
2012 Census (American Community Survey), nearly half (46.4%) of all Mounds View households
have lived in their homes for at least 12 years. $100$121$118$120$100$131$112$113$50
$60
$70
$80
$90
$100
$110
$120
$130
$140
$150
US Metro Ramsey County Mounds ViewRatio of Incomes($100 = US Family Median)1970
1980
1990
2000
2010
Source: U.S. Census Figure 15: Median Family Incomes
($100 = US Median Family Income)
Figure 16: Age of Housing Stock
5.15
5.4.2 Rental Market
The metro area is in the middle of an apartment building boom (20,000 units are in various stages
of development; though not all will get built). However, much of the proposed development is
focused on downtown Minneapolis and several downtown adjacent neighborhoods, such as
Uptown and the University of Minnesota. To some degree, new apartment development is
beginning to appear in first ring suburbs, but it is highly concentrated near heavily built up areas
with substantial transportation access and nearby shops. Examples include the Southdale area
of Edina, the Southtown area of Bloomington, and downtown Hopkins.
There currently are no newer market rate apartment buildings in Mounds View. The closest new
rental development is the View at Long Lake in New Brighton, developed by Stuart Co. One-
bedroom units are 900 square feet and being leased for $1,330-$1,455 per month ($1.48-$1.62
per sf). Two-bedroom units are 1,250 square feet and being leased for $1,615-$1,655 per month
($1.29-$1.32 per sf). Although this property indicates the potential for new suburban apartment
development, it is important to note that the location of this property is adjacent to a lake and
park with trails and therefore is able to command higher rents than other nearby sites that lack
this same level of amenity.
According to Marquette Advisors, older existing apartments in Mounds View/Spring Lake Park
are averaging $717 per month for a one-bedroom unit and $851 for a two-bedroom unit with
very low vacancy (2.0%). These rents are about 10% below comparable older properties
throughout the metro area.
Market demand is clearly there for new apartment units in Mounds View. However, feasible
market rate rents are probably not able to support new development at Crossroad Pointe given
modest incomes in the neighborhoods surrounding the site, the smaller size of the site (i.e.,
smaller projects can’t support marketable project amenities – fitness center, pool, party room,
etc.), and limited neighborhood amenity (i.e., not near open space, adjacent to highway, etc.).
5.4.3 For-Sale Market
Although the ownership market is starting to
rebound, home prices in Mounds View are
still 25% off of peak pricing in 2006-2007.
Therefore, many local buyers (who would
be the primary market for this) still do not
have the confidence in the market or the
equity in their existing single-family home to
commit to a condo, co-op, or even a
townhome. As a result, the for-sale still
needs to improve before most product
types could be viable. $100,000
$120,000
$140,000
$160,000
$180,000
$200,000
$220,000
$240,000
2001200220032004200520062007200820092010201120122013Median Sales PriceMetro
Mounds View
Source: Minneapolis Area Association of Realtors
Figure 17: Home Pricing Trends
5.16
The one exception might be single-level townhomes, which strongly appeal to an older buyer.
Given the demographics of Mounds View and the lengthy period of the housing bust, there likely
is pent-up demand from older Mounds View households to downsize and simplify their living
situation. The challenge with single-level townhomes is that they take significantly more land per
unit than other housing types, which decreases the amount of land available for other
complementary uses, such as retail and restaurant s, within the Crossroad Pointe site.
As for more dense forms of for-sale housing, such as condominiums or two- and three-story
townhomes, there are other market challenges that would need to be overcome. First of all,
there is a nearby townhome development with two-story product that has been very slow to
absorb. Therefore, until the market demonstrates the viability of that product type, it would be
recommended to consider other for-sale types. Second, the Crossroad Pointe site is not well
positioned for condominium product because it does not have the open space and
neighborhood amenity to draw buyers. Suburban condo product almost invariably needs a
lake, a view, or some other selling feature to draw buyers.
5.4.4 Senior Housing Market
Mounds View is an aging community with demographics very favorable for senior housing.
However, the planned assisted living/memory care building adjacent to the property will likely
absorb much of the existing pent up demand for those levels of care. Therefore, it would be
recommended to wait and see how this property performs before considering similar uses on
Crossroad Pointe site. With that being said, there probably is an opportunity to complement the
development next door to the site with a concept targeted to more independen t seniors.
However, in order to take any advantage of such a synergy, it would require a partnership of
some sort with the developer/owner of the assisted living/memory care project.
5.5 RETAIL
The small size of the Crossroad Pointe site and its proximity to Rosedale, and to a lesser extent
Northtown, limits its potential to support any large-scale retail development. The size of the site
also likely limits its size to support community scale retail (i.e., a Target or Wal-mart anchored
development). Furthermore, the pending TCAAP development calls for some community-scale
retail uses, which will likely out-compete the Crossroad Pointe site. Therefore, neighborhood-
scale retail is the most likely option for the site. Nonetheless, placemaking will still be importa nt to
attract retailers and customers as the retail market is increasingly becoming dominated by
experiential retail in which the shopping experience becomes more important than
convenience.
Currently, the County Road 10 corridor between I-35W and Hwy 65 has a little over 80 retail
properties, most of which are smaller, older and have low rents ($7.72 is the current average per
square foot). Vacancy is 6.5%, which is above the metro-wide rate of 5.1%. Although there is
some opportunity to introduce new retail space that would be a clear improvement over many
of the existing options, one would need to attract chain retailers to the corridor in order to
5.17
support higher rents. If the market is still mostly dominated by non -chain retailers, then the supply
of more affordable retail space will continue to limit achievable rents and the ability to support
new development.
5.6 OFFICE
The overall office market remains somewhat sluggish for a couple of important reasons. First,
although economic indicators are improving, employment growth is still relative weak. Second,
as companies become healthier and expand, they aren’t necessarily looking for more office
space. In some cases, they are downsizing their office space needs despite employment growth
because of new workspace standards and increased use of virtual offices.
The Crossroad Pointe site is likely not a good candidate for a larger -scale office building
anchored by a headquarters or other large user because of its smaller size and the presence of
TCAAP, which will likely absorb any of this type of demand due to its higher profile location and
ability to accommodate a critical mass of office uses.
Within the County Road 10 corridor, there currently are approximately 30 office properties. Most
of them are smaller, with an average building size of less than 8,000 square feet. Furthermore,
vacancy in the corridor is higher than the metro-wide rate (13.3% vs 9.6%) and rents are well
below metro-wide levels ($12.43/sf vs. $16.93).
Despite the challenges associated with the traditional office market, one possible exception is a
medical office concept. Much of the newer office development in the corridor is occupied by a
lot of health care related businesses. Furthermore, the aging population in Mounds View will only
increase demand for medical services, particularly in locations proximate to where they live.
5.7 OTHER USES
Some uses do not fit nicely into the traditional real estate categories of residential, retail, and
office. Therefore, Stantec gathered data on the location of nearby fitness centers, day care
centers, and medical clinics to identify whether there may be gaps in the local provision of these
uses. The following map displays where these facilities are located relative the Crossroad site.
The County Road 10 corridor between I-35W and Highway 65 has several daycare and fitness
and facilities, but only one clinic. This may represent a potential viable use for the Crossroad
Pointe site.
5.18
Figure 18: Nearby Daycare, Fitness, and Clinic Locations
5.8 MARKET FORCES
5.8.1 Demographics
1 mile radius population (2012): 9,384
3 mile radius population (2012): 60,119
5 mile radius population (2012): 176,470
1 mile Growth 2012 – 2017: 1.6%
5.8.2 Income
5 mile radius avg. HH income (2012): $77,211
5.8.3 Traffic Counts
County Road H2 (2011): 3,500 daily
County Road 10 (2012): 21,910 daily
5.19
5.8.4 Selected Restaurant Minimum Requirements
Stantec collected information on the minimum requirements certain types of restaurants have
regarding trade area population and traffic counts. These are presented in the table below. This
helps determine the level of interest some chain operations may have in the Crossroad Pointe
location.
Restaurant Min. 5 mile pop.Min.Daily Traffic
Applebees 20,000 –50,000 20,000
Buffalo Wild Wings 40,000 (3 mile)25,000
Chipotle 30,000 (2 mile)25,000
Cracker Barrel 80,000 (10 mile)25,000
Famous Dave’s 75,000 (3 mile)30,000
Perkins 25,000-30,000 25,000
Wendy’s 12,000 (2 mile)18,000
Yum! (KFC/Taco
Bell/Pizza Hut etc.)
20,000 (2 mile)20,000
Appendix A
A.1 CROSSROAD POINTE OPPORTUNITIES AND CHALLENGES
A.2 CROSSROAD POINTE COMMENT FORM RESPONSES
Crossroad Pointe Redevelopment Study
Open House Challenges and Opportunities Results
Crossroad Pointe Redevelopment Study
What do you think is the best feature or opportunity for redevelopment on the
Crossroad Pointe site?
1. Resident–usable/walkable-don’t need to go outside Mounds View for shopping, eating,
entertainment, recreation: 15 votes
2. Opportunity for multi-level, multi-use, views, social spaces, apartments, condos, retail: 9
votes
3. City willing to work with developers, which will increase tax base – lessen burden for
homeowners: 6 votes
4. Close to 35W & CR10 & H2, with good access to Hwy 65 and Silver Lake Road: 5 votes
5. Good traffic counts/visual image/presentation to interest developers: 5 votes
6. Convenient to schools, shopping, & community center/midpoint for other surrounding
uses: 4 votes
7. Close to TCAAP: 3 votes
8. Low crime: 3 votes and 1 negative vote
9. Significant size (4.25 acres) for redevelopment: 0 votes
10. 24-hour gathering place: 0 votes
Crossroad Pointe Redevelopment Study
What do you think is the biggest weakness or challenge for redevelopment on
the Crossroad Pointe site?
1. Doing nothing: 9 votes
2. Access from CR10/H2 needs improvement: 8 votes
3. Greenfield Avenue cuts through property: 6 votes
4. Hiring a bad developer or a developer who doesn’t do what they say they will: 6 votes
5. Size of parcel could be limiting (4.25 acres): 5 votes
6. Lack of enough surrounding commercial/retail to feed off of to support more
development: 4 votes
7. Too close to residential: 2 votes
8. Diagonal roadway (CR 10) creates irregular parcel: 1 vote
9. TCAAP development will draw people away from Crossroad Pointe site: 1 vote
10. Economy could go into recession: 0 votes
Crossroad Pointe Redevelopment Study Open House Questionnaire
1
Open House Questionnaire Responses
Crossroad Pointe Redevelopment Study
Do you live, work, or own property or a business in the City of Mounds View? If so, do you live, work,
or own property or a business near the Crossroad Pointe site?
Live: 11
Work: 1
Live and Work: 2
Own Property or Business: 1
Near Site: 13
No: 1
Crossroad Pointe Redevelopment Study Open House Questionnaire
2
How did you find out about the meeting tonight?
Letter from Jim Erickson: 6
From a friend/neighbor: 6
Email from Heidi Heller: 2
City Facebook: 1
City Council Member: 1
What type of development (residential, retail, office, etc.) would you LIKE to see on the Crossroad
Pointe site? In other words, what would you shop at, work at, visit, or live in at this site?
Stage 1 of a long range, comprehensive plan to create a walkable downtown with amenities for
people along the life span
Chiropractic wellness center
May be best to do nothing , until another commercial space is put to use along the immediate
Co. Rd. 10 corridor
Mixed use of residential and commercial/office, not necessarily vertical mixed use
Include sizeable green space usable for residents, possibly public space
Maintain N/S access aligned with Greenfield; not convinced vacating street is desirable
Structured parking please, limit surface parking lots
Restaurant will blow up parking, avoid unless you have a quality tenant and long term lease
Prefer residential
I would really like a good, moderately priced restaurant-a Davanni’s would be perfect
Restaurants, office
I would rather have more retail and office space. Things that close at a decent time and won’t
produce as much noise as Roberts did.
Greenspace, pond(s), fountain, walking path, garden. Do not over crowd.
Keep high end quick food service, i.e. Chipotle, Starbucks
Restaurant, retail
I like townhomes
Small restaurants—St. Paul has wonderful little shops to eat
Combination of residential and retail. Something like a Whole Foods, Trader Joe’s, or the new
“mini” Target
I would like mixed use—nice apartments, business, retail, restaurants, café, ice cream
Senior apartments are good
Crossroad Pointe Redevelopment Study Open House Questionnaire
3
What type of development (residential, retail, office, etc.) would you NOT LIKE to see on the
Crossroad Pointe site? In other words, what would you NOT shop at, work at, visit, or live in at this
site?
Another car-centered plan. We need a pedestrian-centered design that doesn’t discriminate
against those without cars-children, elderly
We specifically do not want housing, certainly not high density housing that is going to flood the
area with people and traffic
Fast food restaurants
Large surface parking lots
Office space OK with no retail
Senior apartments. We need to attract more young families
I’d be very cautious about an office complex. Townhome/senior living/small restaurant would
be much better
I would rather not have multifamily. I feel that will increase crime and decrease my property
value. Townhomes wouldn’t be as bad. No more senior living!
No burger fast foot
No low income housing
No small retail tailored to unique markets, i.e. guitar sales, corvette store—keep more broad—
floral, gift, cell phone, hair salon
More multifamily units
No more drugstores!
No chain stores
Mounds View doesn’t seem to be able to keep shops more than a few months. Please not
another complex or other rental which brings in more crime
Office space does not seem to be occupied
No townhomes
No bars
No health club
No cheap apartments
What other types of amenities would you like to see developed on the Crossroad Pointe site?
Underground parking to allow for more green space at ground level
Good sidewalk connections
Well-designed “front door” presence on all public streets
Park, larger community center (similar to New Brighton’s Eagle Nest)
Hardware store
Park & garden for different events, weddings, farmers market, concerts
More community space. No real parks near area. No green space near area either
Seating around fountain
Many trees and gardens
Crossroad Pointe Redevelopment Study Open House Questionnaire
4
Something that can be decorated during holidays
A really nice eating place
I like storefront with apartments/condos on top
General Comments?
Young families are looking for amenities. The 5-minute walk contains the middle school grounds,
movie theatre, drug stores. I especially appreciate the wide view.
Thanks for keeping the neighbors involved.
I like the idea of residential, especially if the senior living building is put in. It seems there are
many vacant retail areas already. Would like to see those filled or redeveloped later on before
adding more retail that could potentially sit vacant. Since so many retail facilities have failed in
the past, it would be nice to see the area have a long term use.
I would like to see something unique with character that would stand out from the rest. Give it a
small town feel.
Whatever is done, the entrance should not be on H2. When turning left from 10, if someone
decides to turn in, they will stop traffic and cause potential traffic issue as cars try to clear the
intersection.
Mounds View Square has become a discount haven—it attracts the wrong shoppers. Any retail
store or restaurant should be run by the other chains.
Months ago I learned that Kozlaks Royal Oaks had lost its place in Arden Hills and mentioned to
someone at the City (don’t remember who) that City should approach Kozlak about coming to
Mounds View. What a great asset. Don’t think City ever followed up.
Whichever developer is chosen needs to have tenants/businesses lined up so the spaces do not
sit empty.
I would like Greenfield cut off from this development—makes property larger and reduces
traffic on our street. This development will directly impact our street. I am concerned about
traffic & H2 intersection. H2&10 needs improvement. The angle makes it difficult to see and the
light is slow going from H2 to 10.
4.25 Acres Available
Crossroad Pointe Redevelopment Opportunity
County Road 10
County Road H2
FOR SALE
Description:
This prime mixed-use development opportunity is located on the southwest corner of
County Road 10 and County Road H2, approximately nine miles northeast of Downtown
Minneapolis and 11 miles northwest of Downtown St. Paul. The site is situated in close
proximity to transportation networks, major employment centers, colleges and
universities, regional shopping centers and numerous recreation spots. The site is
adjacent to a new, (under construction) 99 unit senior residential facility.
Property Addresses:
2390 County Road 10
2394 County Road 10
2400 County Road H2
Lot Size:
4.25 Acres/185,130 Sq. Ft. Total (including to be vacated Greenfield Avenue right of
way)
Price: (Please see City Economic Development Staff)
Status:
Vacant land (buildings have been removed)
Zoning:
B-3 Highway Business/Mixed Use PUD
Demographics
1 mile radius population (2012): 9,384
3 mile radius population (2012): 60,119
5 mile radius population (2012): 176,470
1 mile Growth 2012 – 2017: 1.6%
Income
5 mile radius avg. HH income (2012): $77,211
Traffic Counts
County Road H2 (2011): 3,500 daily
County Road 10 (2012): 21,910
Current Owner/Contact:
City of Mounds View
Jim Ericson
City Administrator
763-717-4001
JimE@ci.mounds-view.mn.us
Presented by:
750 Second Street NE
Suite 100
Hopkins MN 55343
952-930-0630
Beard Group, Inc. Page 2
FORWARD LOOKING STATEMENTS
This Information Packet contains certain forward-looking statements that are based on
current expectations, but which are not based on any prior operating history.
In light of the numerous factors that can materially affect results, including those set forth
in this Information Packet, the inclusion of any such forward looking information herein
should not be regarded as a representation by the Developer, their Manager(s) or any
other person that the Developers' objectives wi ll be achieved.
Beard Group, Inc. Page 3
TABLE OF CONTENTS
THE PROJECT & PEOPLE
THE LOCATION
THE PLANS
PHASE 1
PHASE 2 (shown for informational purposes only)
THE NEIGHBORHOOD
THE DESIGNS AND FINISHES
THE PAST PROJECTS
Beard Group, Inc. Page 4
THE PROJECT & PEOPLE
Beard Group, Inc. Page 5
Beard Group, Inc. Page 6
TRANSACTION SUMMARY
The Developer, The Beard Group, Inc., is pleased to present this confidential
memorandum to support its request to obtain financing and entitlements for the
development of the Crossroad Pointe in Mounds View, MN (the "Property").
OVERVIEW
The Property is a to-be-built, Class A, 3 story, 119+/- unit multi-family building with
171,740 +/- gross square feet above ground with underground heated parking and a
detached 6,112 square foot garage for 21 vehicles . The site is located at the
intersection of Highway 10 and County Road H2 in Mounds View, Minnesota. The
site is a redevelopment of three (3) parcels. The apartment project will be 100%
market rate.
The site is located on Highway 10 which is the main commercial corridor of Mounds
View. The site provides for easy access to the retail centers situated both north and south
of the Property. This highly desirable location is transit, pedestrian, bicycle, and vehicle
friendly. Additionally, Mounds View hosts grocery stores, drug stores, movie theatres,
shops and everyday goods and services. Mounds View also has several restaurants
which are all in close proximity to the Property.
PROPERTY DESCRIPTION
Parcels
PID Numbers
08.30.23.31.0072
08.30.23.31.0071
08.30.23.31.0005
City: Mounds View, MN
County: Ramsey
Apartments: 119 Units +/-
Building Gross Square Feet: 171,740 +/-
Number of Stories : 3 stories along County Road H2 with 1 level of underground
parking.
Beard Group, Inc. Page 7
Apartment Mix:
Apartment Parking:
Current Zoning: B-3 Highway Business/Mixed Use PUD
Comp Plan Designation: Mixed-Use PUD
Land Area: 4.25 acres
Phase 2: Phase 2 concept plans are presented onl y for informational
purposes.
PROJECT ANALYSIS
Vacancy rates have plummeted in the Twin Cities, currently at 2.7% in
the 1st quarter of 2015, according to Marquette Advisor's 1st Quarter
2015 Apartment Trends publication . Specifically, the Mounds View
area reports a 2.0 % vacancy rate. Looking categorically at the Mounds
View market, vacancy rates are as follows:
One bedroom 1.8%
Two bedroom 2.2%
Two bedrooms + den 0.0%
TOTAL VACANCY 2.0%
The Project’s prominent location adjacent to Mounds View’s commercial
corridor is a highly desirable neighborhood with walk-able neighborhood
schools, transit, parks, restaurants, grocery stores, boutique shops, and multiple
cultural attractions. The project is just 9 miles from Downtown Minneapolis and
Unit Type # RSF
Studios 18 600
1-Bed 71 750
1-Bed + Den 1 850
2-Bed 29 1,175
Total Unit 119 832
Stalls Per Unit Per Bed-Rm
Underground 125
Garage 21
Surface-Lot 19
Surface-Units 19
Total Unit 184 1.55 1.24
Beard Group, Inc. Page 8
only 11 Miles from Downtown St. Paul .
Transportation options are abundant with immediate access to local and
regional bus lines, County Road 10 as well as State Highway 35W.
Stable sub-market. Rents are rising in the Twin Cities due to pent-up demand
for new product.
These dynamics support upward pressure on rents and on-going demand for new rental
housing. Flats at Crossroad Pointe is well positioned to benefit from this demand.
The final factor in determining the success of this project is:
Experienced principals with a track record of successful completion of
mixed-use and multifamily developments. It is important that the developer
have a long proven track record of obtaining difficult entitlements and
delivering successful projects on time and on budget.
The Beard Group, Inc. has worked with numerous Cities to successfully complete
similar projects. A summary of these projects appears on the following pages.
In addition, the project team from the highly successful Marketplace & Main
project in Hopkins and the 5 Central apartments in Osseo are working together on
Flats at Crossroad Pointe and include:
Developer: The Beard Group, Inc.
Bill Beard, Principal
Paul Gamst, Principal
Ben Beard, Project Manager
www.Beardgroupinc.com
Design/Architectural: Momentum Design Group, LLC.
Jeff Wrede, Principal
Jesse Hammer, Principal
www.alwaysbuilding.com
Engineering: EOR Civil Engineering Consulting Services
Jay Hill
www.eorinc.com
Construction Manager: Building Construction Management, Inc.
Jon Gumbrill, Principal
Beard Group, Inc. Page 9
Leasing & Property
Management:
Steven Scott Management, Inc.
Brenda Hvambsal
www.steven-scott.com
Financial Consultant: Grandbridge Real Estate Capital
Dave Rasmussen
www.gbrecap.com
Beard Group, Inc. Page 10
THE LOCATION
Beard Group, Inc. Page 11
Neighborhood
The Community
Beard Group, Inc. Page 12
Mounds View’s Place in the TwinCities
Beard Group, Inc. Page 13
THE PLANS
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Beard Group, Inc. Page 15
Beard Group, Inc. Page 16
Beard Group, Inc. Page 17
THE NEIGHBORHOOD
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Beard Group, Inc. Page 19
THE DESIGN AND FINISHES
Beard Group, Inc. Page 20
PROJECT DESIGN
5 Central and Marketplace & Main
Apartments provide a template for a
highly successful package of amenities
and floor plans. The same amenities
and concepts will be used at Flats at
Crossroad Pointe and include:
heated/enclosed parking, club quality
exercise room, key fob entry security
system, fireside lounge, local art w ork
and outdoor grill patios. Apartment features include over -sized windows, balconies,
granite countertops, quiet wall systems, stainless steel appliances, and full size front
load washers and dryers in all units
Beard Group, Inc. Page 21
CONSTRUCTION FEATURES
Foundation
Cast in place foundation walls with post and beam support on spread footings
Flooring
Concrete decking with 3" topping at 1st floor; 24" floor joists with T&G sheeting,
acoustimat, and floating faux vinyl plank on floors 2, 3, & 4
Construction
Underground is concrete, 1st-2nd-3rd-4th floors wood frame
Windows
Vinyl
Roof
Membrane with R50 Insulation
Exterior Walls
Rock-Face CMU, Brick, precast and resin/cement panels
Interior Walls
Flat and hand troweled finished sheet rock
HVAC
Electric and gas forced-air heating and cooling
Elevators
2 centrally located high-speed energy efficient elevator
Security
Electronically controlled key fob access and security cameras
Fire Protection
Sprinkler system
Beard Group, Inc. Page 22
UNIT FEATURES
Transom windows on Floors 1&4
Great Room living areas with open floor plans
Kitchen Islands with Granite Counter Tops
9 foot ceilings
Stainless Steel Energy Star kitchen appliances
In-unit full size front load washer/dryer
Solid wood cabinets
Faux wood flooring in the kitchen, entry and great-room
Vinyl flooring in the bathrooms
Dual flush toilets and low flow fixtures
Walk-in showers
Walk-in closets
Individual heating and cooling for each unit
Accent Walls: kitchen and bedrooms
BUILDING AMENITIES
Electronically-controlled access
Exercise Room with Club Quality Equipment
Yoga Studio
Business Center and Conference Room
Roof Top Deck with Downtown Minneapolis views
Patio Gas Grilling Area
Community Lounge with fireplace, Free Wi-Fi, Food service area and TV and Game Zones
Trash and organics recycling
Secured, Heated, Underground Parking
Bike Hook at each Underground Parking Stall
Patio Fire Pit
Pet Relief Area
Dog Wash Station
Bike Repair Station
Car-Wash in Garage
Water Softener
Recirculating Hot Water
GREEN FEATURES
Low E windows
Gen E low maintenance energy efficient elevator
On-site rain gardens
Infiltration basins
Pervious asphalt pavement
Energy Star appliances
Beard Group, Inc. Page 23
Marketplace & Main, Hopkins & 5 Central, Osseo
Similar Finishes
Walkouts on First Floor Units
Beard Group, Inc. Page 24
Marketplace & Main, Hopkins & 5 Central, Osseo
Beard Group, Inc. Page 25
Marketplace & Main, Hopkins & 5 Central, Osseo
Beard Group, Inc. Page 26
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THE PAST PROJECTS
Beard Group, Inc. Page 28
The Beard Group, Inc.
The development firm, The Beard Group, Inc. ("Beard"), is a local firm with a
successful, proven track record in mixed-use redevelopment.
PORTFOLIO (Partial)
5 Central
In the Fall of 2014, Beard opened Phase 1
of the 5 Central Apartments in Osseo, MN.
Phase 1 consists of 71 Apartment units and
Phase 2 will consist of 69 Apartment units
for a total project of 140 units. Phase 2
construction started in May of 2013
opened in the spring of 2015.
Marketplace & Main
In the Fall of 2012, Beard opened Marketplace &
Main Apartments, Retail and Townhomes in
Hopkins, a redevelopment project consisting of a
53 unit market-rate apartment building, located at
7th and Mainstreet in downtown Hopkins.
Marketplace & Main also includes 6,000 leasable
square feet of retail and seven “for-sale”
townhomes.
Beard Group, Inc. Page 29
Village Creek Townhomes
Village Creek
In 2010, Beard completed the Village
Creek redevelopment project in Brooklyn
Park that consists of 260 “for-sale”
townhomes (with Ryland Homes) and a
26,000 office/retail building, anchored by
Hennepin County Medical Center.
The project included revitalization of
Shingle Creek Park from a blighted
area of high crime to safe residential
neighborhood.
Village at Circle Pines
In 2005, Beard completed master development of
the Village at Circle Pines, a 30 acre mixed-use
redevelopment. The project included development
of 292 homes (Ryland Homes) and 98,000 SF of
commercial space.
Village Townhomes & Shops, Circle Pines
Village Shops
Office & Retail
Beard Group, Inc. Page 30
Hopkins Entertainment Center is a 34,000 SF shopping
center in Hopkins, MN which is 100% Leased. The property
was developed in partnership with the City of Hopkins and is
anchored by the Mann Theatres and the Big Ten Restaurant.
These anchors, along with Papa John’s Pizza, are the original
tenants and began with the center in December 1995.
Excelsior Tech Center is 380,000 SF mixed-use office/warehouse building. The City
approached the Beard Group to creatively develop this former Alliant Tech/Honeywell
facility that sat vacant for three years. The building is anchored by Minikahda Mini Storage,
and Batory Sugar Distributors. The project was developed in 2002 and won national acclaim
from the Sierra Club as one of the best redevelopments of 2005. The parking lots were
returned to their original residential zoning and
sold Ryland Homes which developed 58 units of
housing. The former defense building was
repositioned into a 380,000 mixed-use business
center.
Beard Group, Inc. Page 31
Broadway Court
Broadway Court is a mixed use, senior
residential and retail, project in downtown
Robbinsdale located just 4 blocks from the
proposed Robbin’s View location. City
leadership wanted to accommodate the growing
senior population who wanted to downsize their
residences but not leave the community. Beard
planned and built a 57 unit active senior
apartment complex with 7,000 square feet of
retail at street level.
Item No: 3
Meeting Date: October 5, 2015
Type of Business: Work Session
Administrator Review: __________
City of Mounds View Staff Report
To: Honorable Mayor and City Council
From: Brian Beeman, Business Development Coordinator
Item Title/Subject: Review Crossroad Pointe Proposal
Introduction:
Crossroad Pointe is a 4.25 acre city owned redevelopment site. At the July work session,
the Council met with the Planning Commission, and Economic Development Commission
discussing observations and general feedback from the developer’s site tour held June 29,
2015. The Council concluded that since the city actively has developers who are interested
in the Crossroad Pointe site, staff should gather the developer proposals and bring them
forward for Council review.
Discussion
On April 24, 2014 Stantec, an engineering consulting firm hired by the city, completed a
study of the Crossroad Pointe site which included concept development plans,
demographics, market trends, and resident responses from an open house. That report is
attached. The concept development plans show a mixed-use development. However, when
visiting with developers on the July 2015 developer tour, it was evident that in the current
market, mixed-use facilities are struggling.
Since the July work session staff has corresponded with over 40 developers, with
approximately seven that have shown serious interest in the site. The site offers 4.25 acres
of vacant land located near the intersection of County Road H2 and County Road 10. Staff
has received one proposal from The Beard Group detailing a three story market rate
apartment building with underground parking and green space. Phase II of the proposal
shows a commercial building along County Road 10. The proposal is attached.
Should the Council decide to move forward in the development of Crossroad Pointe, a pre-
development agreement with the developer of interest, may be appropriate. A
predevelopment agreement outlines the basic terms and conditions of a contract for private
redevelopment to be entered into by the redeveloper and seller. The pre-development
agreement would not be deemed conclusive or binding upon either party except the section
regarding due diligence or Exclusive Period, and fees. It would define the parties, specify
the property to be developed, outline the conditions, purchase price, due diligence, closing
date, covenants, debt, fees, miscellaneous items, and termination.
Crossroad Pointe Staff Report
October 5, 2015
Page 2
Recommendation:
Review the Crossroad Pointe development proposals and provide direction to staff as to
the next steps including:
1. Is the City Council generally supportive of the type of development proposed, both
from a use and density perspective?
2. Is the City Council agreeable to the staging of the development as proposed?
3. Is the City Council comfortable moving forward with one proposal and signing a pre-
development agreement?
4. Is the City Council generally willing to consider the use of TIF or other qualifying
incentives to assist the development?
Respectfully submitted,
________________________
Brian Beeman
Business Development Coordinator
Attachments:
1. Stantec Report
2. Crossroad Pointe Redevelopment Brochure
3. The Beard Group Proposal
Item No: 3
Meeting Date: October 5, 2015
Type of Business: Work Session
Administrator Review: __________
City of Mounds View Staff Report
To: Honorable Mayor and City Council
From: Brian Beeman, Business Development Coordinator
Item Title/Subject: Review Crossroad Pointe Proposal
Introduction:
Crossroad Pointe is a 4.25 acre city owned redevelopment site. At the July work session,
the Council met with the Planning Commission, and Economic Development Commission
discussing observations and general feedback from the developer’s site tour held June 29,
2015. The Council concluded that since the city actively has developers who are interested
in the Crossroad Pointe site, staff should gather the developer proposals and bring them
forward for Council review.
Discussion
On April 24, 2014 Stantec, an engineering consulting firm hired by the city, completed a
study of the Crossroad Pointe site which included concept development plans,
demographics, market trends, and resident responses from an open house. That report is
attached. The concept development plans show a mixed-use development. However, when
visiting with developers on the July 2015 developer tour, it was evident that in the current
market, mixed-use facilities are struggling.
Since the July work session staff has corresponded with over 40 developers, with
approximately seven that have shown serious interest in the site. The site offers 4.25 acres
of vacant land located near the intersection of County Road H2 and County Road 10. Staff
has received one proposal from The Beard Group detailing a three story market rate
apartment building with underground parking and green space. Phase II of the proposal
shows a commercial building along County Road 10. The proposal is attached.
Should the Council decide to move forward in the development of Crossroad Pointe, a pre-
development agreement with the developer of interest, may be appropriate. A
predevelopment agreement outlines the basic terms and conditions of a contract for private
redevelopment to be entered into by the redeveloper and seller. The pre-development
agreement would not be deemed conclusive or binding upon either party except the section
regarding due diligence or Exclusive Period, and fees. It would define the parties, specify
the property to be developed, outline the conditions, purchase price, due diligence, closing
date, covenants, debt, fees, miscellaneous items, and termination.
Crossroad Pointe Staff Report
October 5, 2015
Page 2
Recommendation:
Review the Crossroad Pointe development proposals and provide direction to staff as to
the next steps including:
1. Is the City Council generally supportive of the type of development proposed, both
from a use and density perspective?
2. Is the City Council agreeable to the staging of the development as proposed?
3. Is the City Council comfortable moving forward with one proposal and signing a pre-
development agreement?
4. Is the City Council generally willing to consider the use of TIF or other qualifying
incentives to assist the development?
Respectfully submitted,
________________________
Brian Beeman
Business Development Coordinator
Attachments:
1. Stantec Report
2. Crossroad Pointe Redevelopment Brochure
3. The Beard Group Proposal
Item No: 5
Meeting Date: October 5, 2015
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: Update on Progress Associated with City Council Goals for
2015
Introduction:
On February 10, 2015, the City Council and department heads met for a joint strategic
planning and goal setting retreat at the Mounds View Community Center. Subsequent to
this retreat and goal setting session, the Council adopted a series of priorities for 2015
which would serve as guiding principles for City staff. In addition, the Council requested
periodic updates on the progress being made on the priorities. This report shall serve as
such an update.
Discussion:
The Council reviewed its list of goals and priorities at the February 23, 2015, City Council
meeting. Finding that the list captured the essence of the issues discussed at the retreat,
the Council approved Resolution 8378 (attached for your reference.) The following
updates shall provide the City Council with a better understanding of where we are with
each priority. The previous updates provided at the June 1, 2015, Work Session have
been greyed out, the new updates are shown in black.
While progress has been made in many areas, other goals and priorities will require
ongoing efforts of staff to build momentum and make headway.
Recommendation:
Review the individual priorities and the action steps completed, underway and planned in
support of the Council’s priorities.
Respectfully submitted,
________________________
James Ericson
City Administrator
Attachment:
1. Priority Updates
2. Resolution 8378
3. 2015 Priorities
2015 Priorities Update Report
October 5, 2015
Page 2
Consider targeted property acquisitions on a case-by-case basis to eliminate blight and to
encourage redevelopment and land assembly; promote programs and opportunities to
improve neighborhoods
• Staff continues to look for suitable residential properties that would be good
candidates for targeted redevelopment utilizing grant dollars, however the funds
aren’t adequate to acquire a home, let alone acquire and demolish a home.
• Staff is exploring opportunities to better market housing programs available
through the Housing Resource Center, Greater Metropolitan Housing Corp,
Minnesota Housing Partnership, and our own loan program.
• The City participated in the 17th annual North Metro Home and Garden Show held
in Blaine this past February, attended by many Mounds View residents.
• Staff has been meeting with developers in an effort to create some interest in
possible redevelopment areas along the County Road 10 corridor, in addition to
the City-owned Crossroad Pointe site.
• There are a few commercial properties available on the corridor that would fit
within the City’s redevelopment vision; however the listing prices are not
consistent with the City’s limited dollars available to support such an acquisition.
• Explore opportunities to purchase foreclosed properties and accept donated
bank-owned properties through the National Community Stabilization Trust.
• Work with Ramsey County on possible availability of CDBG dollars for housing
renovation and reinvestment
Actively recruit new businesses, encourage business development and work with existing
businesses for purposes of retention and expansion
• Through the first five months of the year, Staff has conducted 28 Business
Retention and Expansion (BR&E) visits
• Maintain list of available properties in Mounds View, respond to listing inquiries
• Schedule meetings with developers, provide Ramsey County officials with tour or
available sites
• Attend Twin Cities North Business Expo, Twin Cities Gateway meetings, Mounds
View Business Council Meetings
• Attend public finance conference, EDAM Conference, Greater MSP BR&E
meetings and Ramsey County BR&E meetings
• Through the first nine months of the year, Staff has conducted 45 Business
Retention and Expansion (BR&E) visits.
• Staff is working on a Code amendment that would allow taprooms,
microbreweries and brew pubs in the city.
2015 Priorities Update Report
October 5, 2015
Page 3
Actively recruit new businesses, encourage business development and work with existing
businesses for purposes of retention and expansion (Continued)
• Maintain regular contact with property owners and their real estate agents
regarding land for sale
• Help promote Ramsey County Library Jobs Program with local businesses
• Work with Ramsey County to promote “Economic Gardening Program” with local
businesses
• Assist multiple local businesses find larger lease spaces and expansion options in
Mounds View
Focus on corridor maintenance, aesthetics, landscaping and appearance; pursue
completion of corridor trailway segments and linkages to promote regional connectivity
• Staff will be scheduling a median clean-up utilizing Shoreview work crew
• Staff exploring costs / benefits or taking over median maintenance from Ramsey
County
• City Council approved engineering work and preparation of bid docs for trail
segments #6 and #11 for 2016 construction
• Participate in Ramsey County Comprehensive Pedestrian and Bicycle System
Plan meeting to talk about Mounds View's needs and opportunities. (The County
solicited cities to determine the overall need and level of funding needed to apply
to a grant that would help fund pedestrian projects.)
• Work with County regarding pedestrian accommodations on County Road H
project
• Ramsey County has included pedestrian accommodations in the design for both
the I-35W bridge and County Road 10/County Road H intersection improvement.
• Participate in Ramsey County Comprehensive Pedestrian and Bicycle System
Plan meeting to talk about Mounds View's needs and opportunities. (The County
solicited cities to determine the overall need and level of funding needed to apply
to a grant that would help fund pedestrian projects.)
• Survey work is complete and preliminary design layout has begun for trail
segments #6 and #11.
• Segment #6 was reduced in scope and will now extend between Red Oak Drive
and Groveland Road due to budget constraints. Additionally, connection to the
city limit would result in a dead end trail until Spring Lake Park constructs trail
along County Road10, which is not planned at this time.
• Possible use of contract maintenance for the County Road 10 median and
boulevard planters is being explored.
2015 Priorities Update Report
June 1, 2015
Page 4
Promote the redevelopment vision associated with Crossroad Pointe and pursue other
redevelopment opportunities
• Have met with a number of developers interested in the site
• Contacted more than 50 developers, providing site data and expectations
• Coordinating a tour of recent developments to get a better sense of what the City
would like to see on the site
• Create listings for the site on various development and redevelopment focused
online real estate databases
• Consult with financial advisor to improve marketability and visibility of the site,
gather detailed demographic to include with property listings
• Of the original 50 developers contact, seven have shown strong interest
• Communicated response deadline to interested developers to submit proposals
• Met with a developer to refine redevelopment proposal for Crossroad Pointe site
• Renewed and updated public listings for the Crossroad Pointe site.
Explore technology enhancements to expand access and availability to residents, businesses
and City departments; provide for greater security in parks and City buildings
• Inventory of camera needs at City Hall, the Community Center, Public Works
and parks buildings is in progress
• Police Department staff conducted an evaluation of City Hall for possible
security enhancements
• Card key access installed to all work area access doors, Employee ID badges
will be updated
• Working with Roseville concerning connectivity at park sites
• Considering possible exemption for utility provider to open the door to higher
Internet speeds (Gigabit service)
• On June 8, 2015, City Council approved an exemption to CenturyLink to
deploy fiber upgrades within the City
• Antennas for Silver View Park have been ordered and received and will be
installed within the next 30 days, four cameras to be installed
• Automated door locks at Silver View park shelter will be added in the future
along with additional cameras in parking lot
• Four new cameras will be added to the water treatment plant this year
• Police department staff conducted an evaluation of the Community Center and
public works facility for possible security enhancements
• Install panic buttons and remote door release buzzers in City Hall
• Camera removed from water tower position, as it was damaged in storm. If
salvageable, it will likely be installed at alternative location
• Continuing regular police patrols of park locations
2015 Priorities Update Report
October 5, 2015
Page 5
Implement renewable energy and energy efficiency improvements; pursue Green-Step
City designation
• Staff has signed the equipment lease and financing agreements to begin work on
a number of energy savings improvements such as solar energy panels, LED
lights, energy-efficient RTUs, etc.
• Staff has made arrangements with CERT staff to complete the GreenStep City
checklist and apply for certification
• RTU #3 and Kitchen MAU starting 9/28/15
• RTU #6 (Gym) and #7 (Common Area & Office) starting 9/28/15
• Community Center lighting retrofit started, estimated completion date 10/15/15.
• City hall lighting retrofit started, estimated completion date 10/15/15, trail lighting
started, estimated completion date 10/15/15.
• Community Center solar installation start date of 10/5/15, estimated completion
date 11/13/15.
• City Hall solar array installation start date of 10/12/15, estimated completion date
11/20/15.
• The entire project should be completed by mid-November
Plan for the design and reconstruction of the Public Works maintenance facility
• Due to a vacancy in the department, planning for the new facility has been
delayed and funding deferred to 2016. It is anticipated that the new public works
director will assess our needs in this regard and reinitiate the necessary planning
design work later this year.
• Incorporate funding for the project into the 2016 Budget, discussions relative
thereto in 3rd and 4th quarters, 2015
• On September 14, 2015, City Council authorized sending out RFP to consultants
to conduct space needs study
• On Sept 15, 2015, Staff forwarded the RFP to five consultants having the
requisite experience
• Staff has met with three of the five consultants; proposals are due by 9/30/15.
• Incorporate funding for the project into the 2016 Budget, discussions relative
thereto in 3rd and 4th quarters, 2015
2015 Priorities Update Report
October 5, 2015
Page 6
Ensure Mounds View’s interests are protected and promoted relating to the TCAAP
redevelopment
• Staff has been attending all project management team meetings hosted by the
County and its consultants
• Staff has been in communications with County staff regarding access issues to
businesses near the County Road 10 and County Road 10 intersection,
succeeded in securing a new design feature for the County Road H reconstruction
that will maintain access to NB 35W.
• Attend meeting with the County and MnDOT regarding impacts to certain
properties within the Mounds View Manufactured Home Park due to construction
of a sound wall.
• Maintain communication with affected businesses as to project updates and
possible traffic impacts
• City Council reviewed the nearly complete project plans at their August 3 Work
Session
• City Council granted municipal consent for project on August 24, 2015
• Staff continues attending all project management team meetings hosted by the
County and its consultants
• Staff is reviewing possible city amenities to be included as part of this project
Investigate the feasibility and funding opportunities associated with a “Splash Pad”
• Present possible site locations to Parks, Recreation and Forestry Commission for
discussion and consideration
• Include funding in the Special Projects Fund to cover construction costs
• Further work on the Splash Pad feasibility delayed due to vacancy in the public
works department
• City Council accepted $5,542.50 donation from Bethlehem Baptist Church for
Splash Pad
• Joint work session scheduled with City Council and Parks, Recreation and
Forestry Commission on 10/5/15 to discuss location and funding
• Staff is reviewing potential grant funding possibilities
• Vendor has prepared a budgeting estimate for construction of the Splash Park.
2015 Priorities Update Report
October 5, 2015
Page 7
Promote positive partnerships and outreach efforts between the Mounds View Police
Department and the community it serves
• Police Chief attending on-going “Building Trust and Cooperation between Law
Enforcement & Community Roundtable” meetings held in North St Paul at
North Haven Church
• Planned involvement with Community Partners with Youth (CPY) later in
summer and fall for assistance with meal servings at Abiding Savior Church.
CPY provides after school programs to at-risk school age children
• Police representation at Teen Safety Camp at the Mounds View Community
Center on June 18th
• Planned partnership with Ramsey County Sheriff for Prescription Drug Abuse
Forum at local schools in the Fall of 2015
• Proposed “Shop with Cop” upcoming holiday season
• Continuous appearances through NNO, Festival in Park, cyberbullying
presentations to young student groups, K-9 appearances
• Police Chief continuing to attend on-going “Building Trust and Cooperation
between Law Enforcement & Community Roundtable” meetings held in North
St Paul.
• Police Department hosted a NFL Punt, Pass & Kick competition on Sept 19th,
at Edgewood Middle School. This was a successful event involving nearly 60
kids participating.
• Community Forum event set for Oct 29, 2015, at Mounds View High School;
an Educational event for drug abuse issues in partnership with the Ramsey Co
Sheriff’s Dept., the Ramsey Co Attorney’s office, the New Brighton PD and
other orgs working with Know the Truth from MN Adult & Teen Challenge
RESOLUTION NO. 8378
CITY OF MOUNDS VIEW
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION APPROVING THE CITY COUNCIL’S IDENTIFIED
PRIORITIES FOR 2015
WHEREAS, the City Council and department heads held a planning and goal setting
retreat on February 10, 2015, at the Mounds View Community Center; and,
WHEREAS, at the retreat, the City Council reviewed and discussed the many issues
and challenges presently faced by the City; and,
WHEREAS, the City Council identified their most important priorities for 2015, which
are identified on the attached Exhibit A.
NOW, THEREFORE BE IT RESOLVED THAT the Mounds View City Council does
hereby approve its identified Priorities for 2015 as referenced in Exhibit A.
Adopted this 23rd day of February, 2015.
_______________________________
Joe Flaherty, Mayor
ATTEST:
_______________________________
James Ericson, City Administrator
(seal)
2015 City Council Priorities
On February 10, 2015, the Mounds View City Council and members of the management team held a
planning and goal-setting retreat at the Mounds View Community Center. The City of Mounds View
provides a variety of core and essential services to its residents, property owners and business owners.
Each of these service delivery areas is an acknowledged and supported priority and each supports the
City’s Mission, Vision and Values statements. Recognizing that important services such as Code
Enforcement, Street and Infrastructure Improvements, the Community Center, Parks, Public Safety,
Sewer and Water delivery are ongoing priorities which strengthen and enhance the City’s livability and
social fabric, the City Council has chosen to focus particular attention this year to the following identified
priorities:
• Consider targeted property acquisitions on a case-by-case basis to eliminate blight and to
encourage redevelopment and land assembly; promote programs and opportunities to improve
neighborhoods
• Actively recruit new businesses, encourage business development and work with existing
businesses for purposes of retention and expansion
• Focus on corridor maintenance, aesthetics, landscaping and appearance; pursue completion of
corridor trailway segments and linkages to promote regional connectivity
• Promote the redevelopment vision associated with Crossroad Pointe and pursue other
redevelopment opportunities
• Explore technology enhancements to expand access and availability to residents, businesses
and City departments; provide for greater security in parks and City buildings
• Implement renewable energy and energy efficiency improvements; pursue Green-Step City
designation
• Plan for the design and reconstruction of the Public Works maintenance facility.
• Ensure Mounds View’s interests are protected and promoted relating to the TCAAP
redevelopment
• Investigate the feasibility and funding opportunities associated with a “Splash Pad”, and
• Promote positive partnerships and outreach efforts between the Mounds View Police
Department and the community it serves.
The City Council considers the County Road 10 corridor to be a key component in the City’s ability to
grow and prosper well into the future. A healthy and vibrant commercial corridor, easily accessible and
aesthetically pleasing, will be Mounds View’s foundation upon which our other amenities will be
strengthened and reinforced.
(Approved Feb 23, 2015, Res. 8378)
EXHIBIT A
City of Mounds View Business Subsidy Policy
Amended November 2015
Page 1 of 8
Business Subsidy Policy
Amended: November 2015
City Council Adopted: November , 2015
EDA Adopted: November , 2015
Original Adopted:
City Council May , 2003
Economic Development Authority May, 2003
City of Mounds View
2401 County Road 10
Mounds View, MN
55330 763.717.4029
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[City of Mounds View Business Subsidy Policy
Amended November 2015
Page 2 of 8
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Table of Contents
I. Purpose 3
II. Definition of “Business Subsidy” 3
III. Public Purpose Objectives of Business Subsidies 5
IV. General Policies for the Use of Business Subsidies 5
V. Guidelines for Commercial/Industrial
Business Subsidies
6
VI. Subsidy Application Process and Procedure 7
VII. Subsidy Agreement and Reporting Requirements 7
City of Mounds View Business Subsidy Policy
Amended November 2015
Page 3 of 8
CITY OF MOUNDS VIEW
POLICY AND PROCEDURES RELATING TO THE USE OF BUSINESS SUBSIDIES
I. PURPOSE
For the purposes of this document, the term “City” shall include the Mounds View Economic Development
Authority (EDA). This revised Business Subsidies Policy was adopted at a joint meeting of the EDA/City
Council on May 12, 2003.
The purpose of this policy is to establish guidelines and criteria regarding the use of business subsidies,
such as tax increment financing (TIF), tax abatement, rebate financing (TRF), otherwise referred to as
tax abatement, and other business subsidies for private development projects within the City of Mounds
View. This policy shall be used as a criteria for providing subsidies, and shall be in addition to the
requirements and limitations set forth by provisions of Minnesota State Statute 116J.993 to 116J.995
(Minnesota Business Subsidy Law), and by the City’s policy and guidelines of the particular form of
subsidy.
These guidelines shall be used in processing and reviewing applications requesting business subsidies
assistance. The fundamental purpose of business subsidies in the City is to encourage desirable
development or redevelopment that would not otherwise occur “but for” the assistance provided
through business subsidies.
It is the intent of the City to provide a minimum amount of business subsidies, as well as other
incentives that the City may deem appropriate, at the shortest term required for the project to
proceed. The City reserves the right to approve or reject projects on a case-by-case basis, taking into
account established policies, specific project criteria, and demand on city services in relation to the
potential benefits to be received from a proposed project. Meeting policy guidelines or other criteria
does not guarantee the award of business subsidies. Furthermore, the approval or denial of one project
is not intended to set precedent for approval or denial of another project.
Whenever possible it is the City’s intent to coordinate the use of business subsidies with other
applicable taxing jurisdictions.
II. DEFINITION OF “BUSINESS SUBSIDY”
“Business subsidy” means a local government agency grant, contribution of personal property, real
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property, infrastructure, the principal amound of a loan at rates below those commercially available to
the recipient, any reduction or deferral of any tax or any fee, any guarantee of any payment udner any
loan, lease, or other obligation, or any preferential use of government facilities given to a business.
The following forms of financial assistance are not considered a business subsidy that would require a
public hearing:
1. a business subsidy of less than $150,000;
2. assistance that is generally available to all businesses or to a general class of
similar businesses, such as a line of business, size, location, or similar general
criteria;
3. public improvements to buildings or lands owned by the state or local
government that serve a public purpose and do not principally benefit a single
business or defined group of businesses at the time the improvements are made;
4. redevelopment property polluted by contaminants as defined;
5. assistance provided for the sole purpose of renovating old or decaying building
stock or bringing it up to code and assistance provided for designated historic
preservation districts, provided that the assistance is equal to or less than 50
percent of the total cost;
6. assistance to provide job readiness and training services if the sole purpose of
the assistance is to provide those services;
7. assistance for housing;
8. assistance for pollution control or abatement, including assistance for a tax
increment financing hazardous substance subdistrict as defined;
9. assistance for energy conservation;
10. tax reductions resulting from conformity with federal tax law;
11. workers' compensation and unemployment insurance;
12. benefits derived from regulation;
13. indirect benefits derived from assistance to educational institutions;
14. funds from bonds allocated under chapter 474A, bonds issued to refund outstanding
bonds, and bonds issued for the benefit of an organization described in section
501(c)(3) of the Internal Revenue Code of 1986, as amended through December
31, 1999;
15. assistance for a collaboration between a Minnesota higher education institution and
a business;
16. assistance for a tax increment financing soils condition district as defined;
17. redevelopment when the recipient's investment in the purchase of the site and in
site preparation is 70 percent or more of the assessor's current year's estimated
market value;
City of Mounds View Business Subsidy Policy
Amended November 2015
Page 5 of 8
18. general changes in tax increment financing law and other general tax law changes
of a principally technical nature;
19. federal assistance until the assistance has been repaid to, and reinvested by, the
state or local government agency;
20. funds from dock and wharf bonds issued by a seaway port authority;
21. business loans and loan guarantees of $150,000 or less;
22. federal loan funds provided through the United States Department of
Commerce, Economic Development Administration; and
23. property tax abatements granted under section 469.1813 to property that is subject
to valuation under Minnesota Rules, chapter 8100.
Notwithstanding the definitions listed above under 1 and 21, "business subsidies" as
defined also includes the following forms of financial assistance and is subject to
this policy, with the exception of a public hearing as the amount of assistance is
less than $150,000, with limited reporting forms required:
1. a business subsidy of $25,000 or more; and
2. business loans and guarantees of $75,000 or more.
The definition of a “business subsidy” is in compliance with the current Minnesota
Business Subsidy Law and is subject to any law changes that may occur.
The following types of assistance having a value equal to or in excess of $25,000 are defined as a
“business subsidy” within the Minnesota Business Subsidy Law:
• State and local government agency grants;
• Contributions of personal property, real property, or infrastructure;
• The principal amount of a loan that exceeds $75,000 at rates below those commercially
available;
• Reductions or deferrals of taxes or fees;
• Guarantees of any payment under any loan, lease, or other obligation; and,
• Preferential use of government facilities.
III. PUBLIC PURPOSE OBJECTIVES OF BUSINESS SUBSIDIES
In accordance with the Minnesota Business Subsidy Law, the City will consider using business
subsidies to assist private development projects to achieve one or more of the following public
purpose objectives:
• To retain local jobs and/or increase the number and diversity of jobs that offer
stable employment and/or attractive wages and benefits.
• To enhance and diversify the City of Mounds View’s economic base and to increase
the tax base.
• To achieve development on sites which would not be developed without business
subsidies assistance.
• To remove blight and/or encourage development of commercial, industrial or high
priority areas in the city that result in higher quality redevelopment and private
investment.
• To encourage the revitalization and redevelopment of the County Highway 10
Corridor.
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• To encourage additional unsubsidized private development in the area, either
directly or indirectly through “spin off” development.
• To offset increased costs of redevelopment (i.e. contaminated site cleanup,
demolition expenses, etc.) over and above the costs normally incurred in
development and when the unique physical characteristics of the site may otherwise
preclude private investment..
• To finance the costs associated with public infrastructure and public facilities.
• To create opportunities for the construction, operation and maintenance of
affordable housing.
IV. GENERAL POLICIES FOR THE USE OF BUSINESS SUBSIDIES
A. Business subsidy assistance will be provided from the City, by a “pay-as-you-go” note
method, to the developer if the business subsidy is tax increment financing or tax
abatement. Requests for up front financing will be considered on a case-by-case basis.
B. It is the intent of the City to provide the minimum financing, as well as other incentives, at
the shortest term required for the project to proceed.
C. C. A developer requesting business subsidy assistance must demonstrate, to the
satisfaction of the City, sufficient cash equity investment in the project as required within
the City’s policy for the particular form of subsidy.
D. Business subsidy assistance will not be provided in circumstances where land/or property
price is demonstrated by the County Assessor to be in excess of fair market value. This
would normally be where the acquisition price is more than 10% in excess of market value.
D. A developer must be able to demonstrate to the City, or, if applicable, to the underwriting
authority, a market-demand for a proposed project.
E. Business subsidy will not be used in cases where the subsidy would create an unfair and
significant competitive financial advantage over other similar projects in the area.
F. Business subsidy will not be used for projects that would place extraordinary demands on
city infrastructure and services.
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G. If requested by the City, the developer shall provide adequate financial guarantees to
ensure completion of the project, including, but not limited to: minimum assessment
agreements, letters of credit, cash escrows, and personal guaranties.
H. Each developer must be able to demonstrate to the City’s satisfaction, an ability to
construct, operate, and maintain the proposed project based on past experience, general
reputation, and credit history.
I. I. If requested by the City, or its consultants, the developer shall provide sufficient
market, financial, environmental, or other data relative to the successful operation of the
project.
J. Projects receiving business subsidy approval from other affected taxing jurisdictions will be
more favorable received by the City.
V. GUIDELINES FOR COMMERCIAL/INDUSTRIAL/RETAIL BUSINESS
SUBSIDIES
A. Business subsidies may be considered for retail or service businesses if it will result in will
not be used for commercial, retail or service businesses unless it satisfying a clear strategic
goal of the City, including, but not limited to substantial increase in tax base and a significant
improvement in a redevelopment project, and quality employment.is a development or
redevelopment project that demonstrates that it will result in a significant increase in tax
base.
B. The project must be consistent with the City’s Comprehensive Plan, Land Use Plan, and
Zoning Ordinances.
B. The project must result in the retention of existing jobs that would be lost “but for” the
proposed development or result in an increased and diversification in local jobs. Business
retention jobs will be considered on a one-for-one match to job creation only in cases
where job loss is specific and demonstrable in accordance with the Minnesota Business
Subsidy Law.
C. Specific wage and job goals will be determined by the City giving consideration to the
particular form of the subsidy, nature of the development, the purpose of the subsidy, local
economic conditions and similar factors. The recipient will have up to two years from the
benefit date, which is the date the recipient receives the subsidy, to meet the job and wage
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goals established by the City. The City’s job goal is that each commercial/retail business
receiving assistance will create at least one new fulltime job through the implementation of
the project. A retention project must result in the retention of existing jobs that would be
lost “but for” the proposed development or result an increase and diversification in local
jobs. Business retention jobs will be considered on a one-for-one match to job creation
only in cases where job loss is specific and demonstrable in accordance with the Minnesota
Business Subsidy Law.
D. The minimum wage for a job with a commercial/retail business to be considered a new or
retained job shall be the greater of $15.00 per hour or 150% of state or federal minimum
wage, whichever is greater, exclusive of benefits required by law. Deviations from the job
and wage goal may be considered for projects that will result in a significant increase in tax
base. equal to at least 125% of the federal minimum wage or currently $6.44 per hour
exclusive of benefits. Deviations less than the wage floor will be considered on a case-by-
case basis and in accordance with the requirements of the Minnesota Business Subsidy Law.
E. Business subsidies will not be used for commercial/industrial/retail projects that have a
history of inconsistent compliance with applicable environmental rules and regulations.
VI. GUIDELINES FOR INDUSTRIAL BUSINESS SUBSIDY IES
APPLICATION PROCESS AND PROCEDURE
A. Application for business subsidies shall be made on the City’s forms for the particular type
of assistance. The application for business subsidies shall request information required
within the City’s policies on the particular form of subsidy including but not limited to; a
detailed description of the project; a preliminary site plan; the amount of business subsidy
requested; the public purpose of the project; the number and types of jobs to be created;
the wages and benefits to be paid new employees; and verifiable funding sources and uses.
Business subsidies will not be used for industrial businesses unless it is a development or
redevelopment project that demonstrates that it will result in a significant increase in tax
base.
B. Following a review by appropriate City Staff the application shall be referred to the
Economic Development Authority for recommendation to the City Council for denial or
approval. The project must be consistent with the City’s Comprehensive Plan, Land Use
Plan, and Zoning Ordinances.
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C. Before granting a business subsidy that exceeds $150,000, the City shall provide public
notice and hold a hearing on the subsidy unless a hearing and notice on the subsidy is
otherwise required by law.Specific wage and job goals will be determined by the City giving
consideration to the particular form of the subsidy, nature of the development, the purpose
of the subsidy, local economic conditions and similar factors. The recipient will have up to
two years to meet the job and wage goals established by the City. The City’s job goal is
that each industrial business receiving assistance will create at least one new fulltime job
through the implementation of the project. A retention project must result in the
retention of existing jobs that would be lost “but for” the proposed development or result
an increase and diversification in local jobs. Business retention jobs will be considered on a
one-for-one match to job creation only in cases where job loss is specific and demonstrable
in accordance with the Minnesota Business Subsidy Law.
D. The minimum wage for a job with an industrial applicant to be considered a new or
retained job shall be equal to at least 140% of the federal minimum wage or currently $7.21
per hour exclusive of benefits. Deviations less than the wage floor will be considered on a
case-by-case basis and in accordance with the requirements of the Minnesota Business
Subsidy Law.
E. Business subsidies will not be used for industrial projects that have a history of
inconsistent compliance with applicable environmental rules and regulations.
VII. SUBSIDY AGREEMENT AND REPORTING REQUIREMENTS
Each company receiving a business subsidy shall be subject to the subsidy agreement and reporting
provisions and requirements set forth by the Minnesota Business Subsidy Law and summarized
below:
A. Progress Reports
The recipient shall file a report annually for two years after the receiving the subsidy or
until all goals set forth in the subsidy agreement have been met, which ever is later.
Reports shall be completed using the format drafted by the State of Minnesota and shall
be filed with the City no later than March 1 of each year for the progress made the
previous year.
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B. Maintain Facility
The recipient agrees to maintain and operate its facility at the site where the subsidy is
used for a period of five years after the date the subsidy is provided.
C. Failure to Comply
Businesses failing to comply with the subsidy agreement will be subject to the terms of
the individual agreement, fines, repayment requirements, at the rate established within
the Minnesota Business Subsidy Law, and be deemed ineligible by the State to receive
any loans or grants from public entities for a period of five years.
VIII. SUBSIDY APPLICATION PROCESS AND PROCEDURE
A. Application for business subsidies shall be made on forms for the particular form of
assistance provided by the City of Mounds View Economic Development Coordinator, or
designee. A deposit fee of $ 5,000.00 shall accompany any Tax Increment Finance request
application to cover the City’s initial legal, administrative, and planning costs. A fee of
$1,000.00 shall accompany any Tax Rebate (or Abatement) Financing to cover the City’s
legal, administrative, and planning costs.
Following a review by appropriate City Staff the application shall be referred to the
Economic Development Authority for recommendation to the City Council for further
action.
B. The application for business subsidies shall request information required within the City’s
policies on the particular form of subsidy including but not limited to; a detailed description
of the project; a preliminary site plan; the amount of business subsidy requested; the public
purpose of the project; the number and types of jobs to be created; the wages and benefits
to be paid new employees; and verifiable funding sources and uses.
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\\Trout\CommDev\Economic Development\TIF\Business Subsidies\M.V. Business Subsidy Policy
5.12.03 Final.doc
CITY OF MOUNDS VIEW
OFFICE OF THE MAYOR
PROCLAMATION
WHEREAS, the manufacturing industry is a dynamic segment of Minnesota’s
economy, and an integral part of Minnesota’s economic development strategy; and
WHEREAS, manufacturing has the second largest total payroll among business
sectors in Minnesota, providing $20 billion in wages; and
WHEREAS, manufacturing contributed almost $48.2 billion to the Minnesota
economy in 2015, and is the second-largest industry (16 percent) contributing to our
private gross domestic product; and
WHEREAS, manufactured exports brought $18.9 billion into the Minnesota
economy in 2015; and
WHEREAS, Manufacturing provides over 317,200 highly skilled, high paying
jobs, which significantly contribute to Minnesota’s high standard of living and economic
vitality.
NOW THEREFORE, I Joe Flaherty, Mayor of Mounds View, do hereby
proclaim that, the week of October 2 to October 8, 2016 shall be observed as:
“MINNESOTA MANUFACTURING WEEK”
Given under my hand and Seal of the City of Mounds View, this 26th day of October,
2016.
(SEAL) ________________________
Joe Flaherty, Mayor