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HomeMy WebLinkAbout03-27-1997 ECONOMIC DEVELOPMENT COMMISSION AGENDA El MARCH 27, 1997 7:30 A.M. MOUNDS VIEW CITY HALL COUNCIL CHAMBERS 1 . CALL TO ORDER - P.M. 2. ROLL CALL (Present = P, Absent = A) Carlson (/ Schmidt j Goff v' Sjoberg r u> Nelson )'10 Welsch Tarhark McCarty (EDA Liaison) k Bennett (Staff) Quick (EDA Alternate Liaison) 3. APPROVE EDC MINUTES 1111 , November 21, 1996 ice, ,,e _ Action: Motion G I i •l :// , �. Second 2 � r , 1 :�,_ Vote i , `,� 1, 1 (' ,, ,� ,'-i 1 (� I r `/ January 23, 19971 ../ �u . b , ) ,.if;,/, it f. 4 Action: Motion i f , G. Second Vote ).,�_�. i ;,1 /_ . o 1b )V11 v ' ``� February 20, 1997 ,,,/ �� ; Action: Motion a .,„, , , 1, - Second .' ,� ' .j, , //,) ,,, tiro, i, .f r -/ 3�� >,,i,,,,-,:t �� �/._ �,/- Vote vr (/_,� 14. SPECIAL BUSINESS -i'l r i��/ t No Special Business ‘7_,L, I - , �' `''� / ,:wi •�t%c'' -1 III ik- -,,, 41 ,Ai,r7 5. EDC BUSINESS 1 >, ,,� _i,. _ „..__ c<..-:i./,wrri-y 1. t., i, _ 1 Viz, A. Consideration of the Economic Impact of the Proposal for a 16-Screen Movie Theater and 3 Office Buildings on Highway 10 at H2 and Long Lake Road. Action: Motion Second Vote B. Discussion of the Recommended Concept Plan for the Redevelopment of Highway 10, Section 9 as proposed by SRF Consulting Group, Inc. Action: Motion Second Vote Comments: C Consideration of EDC Work Plan for 1997 Action: Motion Second Vote Comments: D Consideration of Appointing a Designee to Participate in the U of M Metropolitan Livable Communities Design Course / /Action: Motion L, ' ,1' �)/ )) ,1 Second -C? ) Vote LA 1�� 1 A , C �� r) Comments: L (U V 6. Report of Commissioners, Staff and EDA Liaison //k a �� 7 ✓ / /%r 7. ADJOURN l '..�' P.M. % �'�� { Next Regular Meeting April 24, 1997 } // i;r /j/ rf/ r ` —2)/ I/I / • /�. 7) -1 //% 6x,. �,a Fri `. ✓U i:i(//YN . l f / 7 j_7 • f ;/ 1/y,, � /��� /, ECONOMIC DEVELOPMENT COMMISSION AGENDA MARCH 27, 1997 7:30 A.M. MOUNDS VIEW CITY HALL COUNCIL CHAMBERS 1. CALL TO ORDER P.M. 2. ROLL CALL (Present = P, Absent = A) Carlson Schmidt Goff Sjoberg Nelson Welsch Tarhark McCarty (EDA Liaison) Bennett (Staff) Quick (EDA Alternate Liaison) 3. APPROVE EDC MINUTES November 21, 1996 Action: Motion Second Vote January 23, 1997 Action: Motion Second Vote February 20, 1997 Action: Motion Second Vote 4. SPECIAL BUSINESS No Special Business 5. EDC BUSINESS A. Consideration of the Economic Impact of the Proposal for a 16-Screen Movie Theater and 3 Office Buildings on Highway 10 at H2 and Long Lake Road. Action: Motion Second Vote B. Discussion of the Recommended Concept Plan for the Redevelopment of • Highway 10, Section 9 as proposed by SRF Consulting Group, Inc. Action: Motion Second Vote Comments: C Consideration of EDC Work Plan for 1997 Action: Motion Second Vote Comments: �I D Consideration of Appointing a Designee to Participate in the U of M Metropolitan Livable Communities Design Course f.pp Action: Motion Second Vote Comments: 6. Report of Commissioners, Staff and EDA Liaison • 7. ADJOURN P.M. Next Regular Meeting April 24, 1997 • Minutes of the Economic Development Commission City of Mounds View • Ramsey County, Minnesota • Regular Meeting November 21, 1996 City of Mounds View, Council Chambers 2401 Highway 10, Mounds View, MN 55112 1. Call to Order: The meeting was called to order at 7:40 a.m. by Vice Chairperson, Cindy Carlson. 2. Roll Call: Members present were as follows: Cindy Carlson, Rosemary Goff, Brian Sjoberg and Ron Schmidt. Members Dan Nelson, Delane Welsch and Bev Terhark and EDA Liaison Sue Hankner and Aitr=ra.:= absent. Economic Development Coordinator Cathy Bennett was present. 3. Approval Of Minutes: Motion/Second: Goff/Sjoberg moved approval of Minutes of September 26, 1996 and October 24, 1996 Regular Meetings and October 29, 1996 Special Meeting. Motion Carried 4 ayes 0 nays 4. Special Business No Special Business 5. EDC BUSINESS A. Update on Contract for Professional Services for the Study of High ✓p;' 10, Section with SRF Consulting Group, Inc. Director Bennett noted that she met with representatives of SRF Consulting Group, Inc. To establish a scope of services within the approved $25,000 budget. The contract, revised scope of services and time line as handed out to EDC members for review. Bennett mentioned the importance of EDC participation throughout this process and wanted to make a note of the proposed dates for meetings to discuss the progress of the study process. Motion/Second: Carlson/Schmidt moved to approve the contract for services with SRF Consulting Group, Inc. and the revised time line for the Highway 10, Section 9 Study. • Motion Carried 4 ayes 0 nays B. Discussion of Sample Tax Increment Financing Application/Guidelines for Analysis of Tax Increment Assistance. Vice Chair Carlson suggested that the EDC take more time to review the Application/Guideline form but that it would be worthwhile to bring the draft policy and deposit agreement back for approval without incorporating the Application/Guideline form at the December or January meeting. Director Bennett mentioned that if there was not going to be a December meeting if we could try and bring the information back at the January or February meeting. C. Discussion of Planning Commission and EDA's Comments Regard _E C'.3 Recommendations for Improved Communication Between the EDCand EDA. Director Bennett explained that this item was once again discussed at the Counci?, since the Planning Commission also made comments regarding Communication baweeE Commissions and the Council. It was decided that this would be a topic of discussion with the new Council at the goal setting retreat sometime in early 1997. 6. Reports From Chair, Commissioners and Staff: • No Reports 7. Adjournment There being no further business before the Commission, this meeting of the Economic Development Commission adjourned at 9:25 a.m. Respectfully Submitted, I - Director of E'!•mic Development 1 Minutes of the Economic Development Commission City of Mounds View Ramsey County, Minnesota III Regular Meeting January 21, 1996 City of Mounds View, Council Chambers 2401 Highway 10, Mounds View, MN 55112 1. Call to Order: The meeting was called to order at 6:45 p.m. by Chairperson, Dan Nelson. 2. Roll Call: Members present were as follows: Cindy Carlson, Rosemary Goff, Dan Nelson, Delane Welsch and Ron Schmidt. Members Brian Sjoberg and Bev Terhark were absent. EDA Liaison Duane McCarty,alternate iaiso r‘,7;:;;c!; and Dir.of Economic Development Cathy Bennett were present. 3. Approval Of Minutes: No Minutes were distributed for Approval. • 4. Special Business No Special Business 5. EDC BUSINESS A. Election of 1997 Chairperson and Vice Chairperson The Mounds View Municipal Code Chapter 408.07, Subdivision 1 entitled Economic Develoment Commission, Organization states that "at the First regular meeting of the year, the Commission shall appoint a chairperson from among its voting members and that this appointment shall be subject to Authority approval and shall consist of a one year term". Motion/Second: Goff/Schmidt moved to approve the reappointment of Dan Nelson as Chairperson and Cindy Carlson as Vice Chairperson for 1997. Motion Carried 5 ayes 0 nays B. Consideration of Resolution No. 97-EDC 16 Accepting 1997 Bylaws Director Bennett noted that according to the Mounds View Municipal Code Chapter 408 the EDC must review the bylaws on an annual basis. She suggested an amendment to Section VII, Subdivision B to change the EDA Clerk-Administrator to EDA Executive Director as there is no • EDA Clerk-Administrator. In addition, there would need to be an amendment in regards to the adjournment of meetings according to Section VI if the EDC wishes to change the meeting time to the morning instead of the evenings. EDC members discussed the benefits of holding the meetings in the morning rather than the evenings. • Motion/Second: Carlson/Welsch moved to approve Resolution No. 97-EDC16 Accepting the 1997 Bylaws as amended to reflect adjournment in the morning and change the EDA Clerk Administrator to EDA Executive Director. Motion Carried 5 ayes 0 nays C. Consideration of Resolution No. 97-EDCI7 Accepting the 1997 Calendar of EDC Meetings Director Bennett presented Res. No. 97-EDC17 which states EDC regular meeting dates and time. Member Schmidt suggested that the February meeting be changed to the 20th as he will be out of town. Several other members noted that they also would not be able to make the 27th meeting as stated on the resolution. In addition, Bennett mentioned that an amendment would need to be made to reflect the morning meeting time. Motion/Second: Welsch/Goff moved to approve Resolution No. 97-EDC17 Establishing Calendar of Meetings for 1997 as amended. Motion Carried 5 ayes 0 nays 6. Reports From Chair, Commissioners and Staff: Chairperson Nelson welcomed new EDA Liaison and Mayor Duane McCarty to the Commission and welcomed his participation. Vice Chair Carlson suggested that the TIF Policy be brought forward again for c:,ensidera,=:� the February regular meeting. 7. Adjournment There being no further business before the Commission, this meeting of the Economic Development Commission adjourned at 7:01 p.m. Respectfully Submitted, (yhj/(til. l I ' Director of Economic Development • 1 Minutes of the Economic Development Commission City of Mounds View Ramsey County, Minnesota • Regular Meeting g February 20, 1997 City of Mounds View, Council Chambers 2401 Highway 10, Mounds View, MN 55112 1. Call to Order: The meeting was called to order at 8:55 a.m. by Vice Chairperson, Cindy Carlson. 2. Roll Call: Members present were as follows: Cindy Carlson, Rosemary Goff, Bev Terhark and Delane Welsch. Members Brian Sjoberg, Ron Schmidt and Dan Nelson were absent. EDA Liaison Duane McCarty and alternate Liaison Gary Quick were absent. Dir.of Economic Development Cathy Bennett was present. 3. Approval Of Minutes: Minutes from November 21, 1996 and January 23, 1997 were tabled until next meeting. II/ 4. Special Business Special Business was discussed prior to when the meeting was called to order. SRF Consulting gave an overview of the work that has been completed to date (base data and inventory collected, interviews completed, market overview and development of preliminary vision, goals and objectives). The final presentation of the recommended plan was scheduled for April 7, 1997 during the Council/EDA regular monthly work session. Patrick Peters handed out an overview of the ideas collected at the Design Workshop and he reviewed the draft goals/objectives. Mr. Peters requested any changes to the goals/objectives as soon as possible so that they may be incorporated into the final document. Three land use alternatives were presented. Alternative A includes a minimal redevelopment of the parcel with limited combing of parcels. Alternative B provides for more partnership opportunities and includes pedestrian pathways along Highway 10 on the north side between County Road I and Silver Lake Road. Alternative C combines most of the vacant parcels into one or two developments for maximum land usage and includes the proposal for sidewalks on the North and South sides of Highway 10 with a trail connection from County Road I to Silver Lake Road and around the wetland. In addition, Alternative C brings the commercial uses up to front Highway 10 for better visibility. A draft of the final recommendation will be available for EDC review prior to the presentation to the EDA. • 5. EDC BUSINESS A. Consideration of Tax Increment Assistance Request Dir of ED Bennett described the request for $150,000 of tax increment funds to enable the (1,1116) building of a 25,000 sq.ft. office/warehouse facility for a local company called Zep Manufacturing. Bennett explained the staff analysis and reviewed the need for tax incre.men4, Bennett explained the financial analysis and payback of TIF and would propose the recommendation of 50% of the increment for 6 years with a maximum payout of$150,000 net present value dollars. Motion/Second: Welsch/Carlson moved to approve the recommendation of 50% of the increment for 6 years up to $150,000 of tax increment assistance for Zep Manufacturing Motion Carried 4 ayes 0 nays B. Consideration of Tax Increment Policy and Deposit Agreement Vice Chair Carlson noted that the EDC has spent considerable time in putting together the TIF Policy and Deposit Agreement and that even though the Guidelines for evai ch - not complete that the Policy and Deposit Agreement should be considered for approval at thi; time. Motion/Second: Welsch/Goff moved to recommend the approval of the Tax Increment F. Deposit Agreement as presented and to direct staff to bring these items to the EDA for final approval. Motion Carried 4 ayes 0 nays /dr- AliC. Consideration of EDC Work Plan for 1997 /) Motion/Second: Goff/Carlson moved to table and bring to the next meeting for cos - n.exa m. lack of time to review Motion Carried 4 ayes 0 nays 6. Reports From Chair, Commissioners and Staff: 7. Adjournment There being no further business before the Commission, this meeting of the Economic Developrnerdt Commission adjourned at 9:10 a.m. Respectfully Submitted, Director • 'conomic Development • 4111 0 Staff Memo To: Economic Development Commission Members From: Cathy Bennett, Director of Economic Development Date: March 24, 1997 Subject: Consideration of the Economic Impact of the proposal for a (5.A.) 16-Screen Movie Theater and 3 Office Buildings on Highway 10 at H2 and Long Lake Road. Anthony Properties have submitted an application to the Planning Commission for a comprehensive plan amendment and rezoning for the O'Neil Property which is located directly across from City Hall and bounded by Highway 10, Long Lake Road and County Road H2. The proposal includes at 16-screen movie theater and three 11,000 sq.ft. office buildings. This property is the largest plot of vacant land on • Highway 10 and will have a significant impact on the entire Highway 10 Corridor's future development and redevelopment. Pam Sheldon, Community Development Director, has prepared and attached a lengthy staff report which explains the details of the proposal. The Economic Development Commission's responsibility is to evaluate the proposal and provide comments regarding its economic impact and significance for the City of Mounds View. Specifically, you should evaluate its impact on the tax base, jobs, effect on other surrounding businesses, marketability, long term economic future and if this use fits into the overall vision for development of Highway 10. For your review, I have included a copy of the vision statement for Highway 10 that was developed by the EDC and approved by the EDA in 1995. In addition, I have highlighted portions of the Planning Commission staff report that addresses Highway 10 Corridor Plan, Marketability and Economic Impacts of the project. Wendell Smith, local broker for the project, will be in attendance at the meeting to answer questions. I have prepared a draft resolution for your consideration. The resolution points out some of the economic impacts of the project but can be revised dependant upon the EDC's positive or negative recommendation. 0 • , . . JINTER MEMO OF F ICE To: Economic Development Commission From: Pamela Sheldon, Community Development Director Subject: Review of Proposal for O'Neil Property Date: March 20, 1997 An item on your agenda for the March 25, 1997 is a discussion of the proposal for the O'Neil Property. Attached you will find a copy of the staff report prepared for the Planning Commission which provides a detailed analysis of the project. We have not included the attachments due to their length and the amount of copying required. Summary: The O'Neil property is located between Highway 10, Long Lake Road, and County Road H2 and includes approximately 24 acres of land. The site includes a State-designated wetland of 0 approximately 8.5 acres where no development is proposed. The remainder of the site is covered by an oak woodland. The proposal is for a 16-screen movie theater and three office buildings, with each building having 11,000 square feet of space for a total of 33,000 square feet. The office buildings have been placed along the south side of the site, approximately 50 feet from the property line abutting County Road H2. Between the office buildings and County Road H2, the applicant is proposing a buffer area where the existing tree cover would remain, or more manicured landscaping and berming would be installed, depending on the desires of the community. The theater has been placed approximately midway between Highway 10 and County Road H2 on the east side of the wetland. The distance between the building and County Road H2 is approximately 240 feet. The current property tax income from this site for the City is $10,791 out of a total of$66,000). The estimated income for the City from the project is $113,000 out of a total of$691,000. The estimated project value is $11 million. It is expected that the project will generate approximately 77 full time jobs and 52 part time jobs. Also the project is expected to create some spin-off economic activity, including additional job creation and bringing customers to other Mounds View businesses. The applicant is requesting: • comprehensive plan amendment to change the designation from medium density residential to mixed use PUD to allow office and commercial development 0 • rezoning from B-1 (neighborhood residential; 17 acres) and R-2 (single family and duplex residential; 7 acres) to Planned Unit Development (PUD) for commercial development N:\DATA\USERSTAMS\SHARE\DEVCASES\471-97\ECONCOM.MEM \ IN `• SIDEAALK TO PROPOSED + PEDESTRIAN BRIDGE / ' I\ I \ ' \ . - I \ \ fi, ". N I PARCEL A \\ / / G,4,, � 1 111 t. .,. _1;,,..N NT ___ _..., : \ , 0 1 I _-I GENTERLItIE \;. , . . , . .,.. I 5E1"1ER , .,, ._ . .. . . . . . • ;. - ,. ,Y\ "FULL SERVICE' ... . .. . / ,. . , . ::, ....•:-f,r- �` `... ACCESS .. .. .. .. .. i•; III D t I .. kAJWEL R I QI 11 N it I L \ • Q/ • ---Y-- `1 \ A X. • W ....._. .•; IGH P IIETLAND .. f H . APPROX..ELEV.894-895 .......-...._�_..._ .:.I w. A 130.7. M TO .,. _.................... 00 / Th.\ , r ,. .,. .. .,_ ,. .,. .. . r QI_.1 I ,.,„ i.,„• . . 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Rem � Estate ne„e� , : Investment JOE NO. c1604-7I Dallas,Tex sit �75251 ad,Suite 1170 02—O5—a-7 (972) 991-4484• Fax(972)991-4494 REQUEST FOR PLANNING COMMISSION ACTION Meeting Date: March 19, 1997 Staff Report by: Pamela Sheldon, Community Development Director Planning Case No.: 471-97 Request: Comprehensive Plan amendment from medium density residential to mixed use PUD allowing commercial and office uses, and rezoning from B-1 and R-2 to PUD to allow development of a 16-screen movie theater and three 11,000 square foot office buildings. Petitioner: Anthony Properties Management, Inc. Location: 2430 Highway 10 Bounded by Highway 10, Long Lake Road, and County Road H2 PIN No. 083023230003 Zoning/Land Use: B-1 and R-2; existing land use is vacant, with woods and wetland. 411 Applicable Regulations: Comprehensive Plan: In 1976, the State Legislature enacted the Metropolitan Land Use Planning Act which requires that all local units of government within the Metropolitan Area prepare a comprehensive plan. According to Section 401.09 of the Municipal Code, the City has adopted the Comprehensive Plan for the City of Mounds View, dated 1979, as its plan for future development and growth within the City. (Section 401.09). This section does not state a procedure for amendment, although four different attempts to update the Comprehensive Plan have been undertaken. According to State law, the planning agency shall prepare the comprehensive plan. The planning agency is defined as either the planning commission which may be provided with staff; or a planning department with a planning commission advisory to it. Section 401.04 of the Municipal Code states that the Planning Commission shall be the City planning agency as authorized by the Minnesota State Statutes and the City Charter. It appears that it has been the City's practice to have the Planning Commission recommend and the City Council adopt comprehensive plan amendments. Rezoning: The Planning Commission shall evaluate the possible adverse effects of a rezoning request based upon (but not limited to) the following factors (Section 1125.01 Subd. 1.e.): 411 (1) Relationship to Municipal Comprehensive Plan. (2) The geographical area involved. Planning Commission 471-97: O'Neil Property March 8, 1997 Page 2 (3) Whether such use will tend to or actually depreciate the area in which it is proposed. (4) The character of the surrounding area. (5) The demonstrated need for such use. Chapter 1120 states the purpose and intent of allowing for planned unit developments, and the procedure for approval of planned unit developments (PVDs), Tb the rezoning section of this report. Appendices: Excerpts from 1979 Comp Plan Text 1: General Land Use Goals&Policies 2: Residential Goals&Policies 3. Commercial Goals&Policies 4. Community Development Concept;Implementation Steps Attachments: Zoning Map Planning Application 1-5: Excerpts on District 1 from Comp Plan(1979-1991) 6: Memo from City Engineer's Office on Wetland1111 7: Letter from City Engineer's Office on Drainage Issues 8: Map on Soil Suitability from 1979 Comp Plan 9: Traffic Study prepared by SRF Consulting 10: Summary of December 12, 1996 Neighborhood Wain. 11: Summary of January 15, 1996 Neighborhood Meet g 12: Letters Received Application Materials (separate packet) Concept Plan(separate blueline print) Detail of Buffer Area(separate blueline print) Background: The applicant is requesting a comprehensive plan amendment and rezoning of property located at 2430 Highway 10, which is bounded by Highway 10, Long Lake Road, and County Rod t :, The property is owned by the O'Neil family and is under contract for development to Anthony Properties, which is proposing a 16-screen movie theater and three 11,000 square foot office buildings. Anthony Properties would build the theater to be operated by a company called Carmike. The property contains 23.99 acres of which 8.58 acres is wetland. The current zoning shows approximately 17 acres in B-1 neighborhood commercial and seven acres in R-2 single family and duplex residential. The residential area is in a strip approximately 250 feet wide along the County Road H2 frontage. The proposed zoning is Planned Unit Development (PUD) which 111 allows for a customized set of regulations tailored to the particular proposal and allowing the City more control over uses, signage, landscaping, buffering, etc. If the PUD is granted for a 16- • Planning Commission 471-97: O'Neil Property • March 8, 1997 Page 3 screen theater and office buildings, no other uses would be permitted on the property without approval of a PUD amendment, which would go through the same process as a rezoning request. As part of the review of this project, two neighborhood meetings were held. Approximately 35 citizens attended the meeting on December 12, 1996 and 150 citizens attended the meeting on January 15, 1997. Summaries of these meetings are attached (Attachments 10 and 11). Comments from citizens were used to identify issues which needed to be addressed in this review. Most of those issues are covered in the rezoning section of this report. Analysis: A. Comprehensive Plan Amendment History: Other Planning Efforts: The 1979 Comprehensive Plan (approved by the City Council on July 26, 1982) divided the City into 12 planning districts, and included a map showing proposed land use for each district. The O'Neil property is located in District 1. The 1979 map shows this property proposed for medium density residential development. A copy of the map and the text dp which accompanied the map is in Attachment 1 to this report. From this point, a series of efforts were undertaken to update the Comprehensive Plan and gain consistency between the Comprehensive Plan and zoning, which are described in below. We have included this history to give the Planning Commission an indication of the thinking which has occurred about District 1 and the O'Neil property. • 1983: A series of Planning Commission discussions were held on lots where the zoning and comprehensive plan designations were in conflict, in particular along Highway 10. It is not known how the situation on the O'Neil property was viewed. • 1986-1989: The Comprehensive Plan Update '88 was prepared and a series of joint City Council and Planning Commission meetings were held on this document. The copies on file do not have district maps with land use. The differences between comprehensive plan designations and zoning designations is discussed as an issue, and the list of properties in this situation includes the O'Neil property. There is a discussion of the problems associated with down zoning properties. The 1988 Update includes a Trunk Highway 10 Corridor Plan which places the O'Neil property in the "Community Center District". A map and description of this district is in Attachment 2. Revised text for District 1 was prepared in 1989, which said much less than the earlier description. It is included as Attachment 3. Not adopted. 0 ■ 1990: A Comprehensive Plan Update '90 was prepared and transmitted to the City Council and Planning Commission on July 13, 1990. The O'Neil property was shown for highway commercial and medium density residential with the dividing line being more-or- Planning Commission 471-97: O'Neil Property • March 8, 1997 Page 4 less the dividing line between the two zoning districts on the property. (See Attachment 4.) Not adopted. • 1991: New maps were prepared for the districts, showing the O'Neil property as"Mixed Use -LD/MD" for the O'Neil property, or low density and medium density residential. (See Attachment 5.) The Planning Commission adopted Resolution No. 318-91 recommending to the City Council adoption of the plan dated August 1991. This plan included the following guideline: "The existing City government offices,community parks and recreational areas should serve as the area to be identified as City Center,the focal point of the community. This component of the City would also be a suitable location for additional office park facilities,should the market support such expansion." Not adopted. • 1993-1994: Mounds View Focus 2000 Implementation Plan, prepared in September 1994, included the following goal: Create a redevelopment plan for Highway 10 as a community oriented boulevard. The 1994 Action Steps included: Create a Highway 10 Redevelopment Task Force or related task force under the Economic Development Authority to develop a long range strategic plan for the redevelopment of Highway 10. Complete an inventory of properties along Highway 10,noting zoning,use,activity,and property condition. Evaluate long and short term uses and recommend changes. • 1994-1995: The Highway 10 Redevelopment Plan prepared by a task force with representatives from the Economic Development Commission, Planning Commission and Parks and Recreation Commission, and forwarded to City Council. The task force recommended that the O'Neil property be developed as light commercial use such as a corporate headquarter/office campus setting or townhomes. In summary, the designation in the adopted Comprehensive Plan for the O'Neil property is medium density residential. This designation is 18 years old. Since 1979, consideration has been given to retaining the medium density residential designation, and to changing it to highway commercial, mixed use low and medium density residential, office park, corporate headquarters • • Planning Commission 471-97: O'Neil Property March 8, 1997 Page 5 office, or townhomes. The issue ranked as most important in the 1988 Comprehensive Plan Update, based on a series of Planning Commission workshops, was: "The function of Trunk Highway 10 needs to be determined e.g.,strip commercial corridor, community commercial district,highway service district,subregional commercial center,or residential district." Suffice it to say, the future development of the Highway 10 corridor including the O'Neil property, has been under discussion for an extended time. Discussion of Request: The question before the Planning Commission is whether the Comprehensive Plan, which is intended to guide future development of the City, should be amended to change the expectations for the O'Neil property from residential to commercial uses. In particular, the proposal is for an entertainment-type commercial use (movie theaters) and offices. il The property is situated between an existing single family residential neighborhood and Highway 10, which carries approximately 40,000 trips per day. Highway 10 is the only commercial corridor in Mounds View. Other than scattered neighborhood businesses, all commercial properties are along this roadway. The O'Neil property is the largest undeveloped piece of land in single ownership on Highway 10. It is a significant property, and offers a range of opportunities for the community. The current Comprehensive Plan indicates that it should be developed as medium density residential, which the plan indicates is 3-6 units per acre. This density range is equivalent to single family homes. There are several issues related to this designation. 1. Need to Buffer: The current designation provides an important buffer between the existing single family residential neighborhood to the south and the Highway 10 corridor, by extending the same type of development onto this parcel. It appears the intent was to tie the O'Neil parcel to the existing residential area. Under this approach, it is to be expected that the development would be oriented away from the highway. It is staff's view that the reason there has been"debate" about the designation on the O'Neil property since 1979 is that it is sitting between the highway corridor and a single family neighborhood. There have been shifts back and forth between using the highway and using the adjacent neighborhood as the key to the future use of the parcel. Whenever a change in designation has been considered, it has either been to townhouses (i.e. residential), campus style office development (considered low intensity enough to be III compatible with residential) or commercial development with a buffer area of residential along County Road H2. The idea of retaining a buffer area appears to be the reasoning behind the zoning designations of B-1 and R-2 as well. The 1979 Comprehensive Plan Planning Commission 471-97: O'Neil Property111 March 8, 1997 Page 6 includes a number of policies regarding buffering between land uses. These have been included in Appendices 1 and 2. 2. Inconsistency between Comp Plan and Zoning: The designation for approximately 17 acres of the O'Neil property is inconsistent with the zoning in terms of use (commercial versus residential). According to State law, zoning takes precedence over comprehensive plan designations. Unless the zoning is changed from commercial to residential, the most likely use of the 17 acres is commercial. It is to be expected that the property owner would resist action to change the zoning from commercial to residential. 3. Suitability for Single Family Residential: There is some question whether it is appropriate to put single family residential adjacent to Highway 10. If a single family residential development were built, it is likely that it would be"walled off" from the highway tocreate a liveable environment. The result would be blank face or dead spot in the middle of the "community center" district and along the highway. 4. Value as Commercial Property: The O'Neil parcel is prime commercial property with its frontage along the Highway 10, given the premium placed on visibility by high volumes of traffic by commercial uses, and the availability of access from an arterial highway and the I-35 corridor. The market for neighborhood or community retail commercial is weak, as evidenced by the vacancies in the Mounds View Square Shopping Center and Silver View Plaza and as reported in a recent market study by Towle Real Estate for the Highway 10 corridor in Mounds View. This application indicates that there is market interest in the property for specialty commercial development. 5. Effect on City's Tax Base: • If the property were developed as single family residential, it would cost the City more in services than it will generate in revenue. If it were developed as commercial it would generate more revenue than it will cost in services. • When looking at the overall picture, the City has a very limited amount of land in commercial zoning or commercial uses (3.9% in 1990), and an extensive amount of land in single family residential (45.1% in 1990). One possible goal of land use planning is to balance the types of land uses to create a sustainable economy and a reasonable level of taxes for services. Commercial uses pay more property taxes than does single family residential development. Commercial uses which attract customers from a wider area than the City's boundaries import dollars, and may create additional spending at other Mounds View businesses such as restaurants. They may prompt additional commercial development which also adds to the tax base. . • ill Planning Commission 471-97: O'Neil Property 111 March 8, 1997 Page 7 The Comprehensive Plan does not address entertainment uses as a category of commercial uses. Entertainment uses may have the potential for creating additional spending, more so than neighborhood or community retail businesses. ■ If this property is used for single family residential development, there is no other property in terms of location and size that could be switched from residential to commercial to compensate. There will be a net loss in commercial land in the City, which creates consequences for the overall tax base for financing city services. Appendix 3 includes goals and policies from the 1979 Comprehensive Plan regarding commercial development and the City's tax base. 6. Compatibility of Uses: Protection of Residential Neighborhoods: The placement of different uses adjacent to one another may cause impacts and incompatibilities. Commercial uses are often seen as creating compatibility problems for adjacent residential neighborhoods. Appendices 1 and 2 include goals and policies from the 1979 Comprehensive Plan regarding compatibility between uses and residential neighborhoods. ip The applicant has made a number of changes to the initial design to address the concerns expressed by nearby residents about buffering and the impact of the proposed uses on the single family homes south of the O'Neil property. All of the access points onto County Road H2 have been removed. The higher intensity commercial (entertainment)use was originally located against the south property line, and the office uses along the east side of the wetland. (The applicant intended for the theater building itself to provide the needed "barrier" between the single family residential neighborhood and the commercial activity.) The proposal before Planning Commission puts the low intensity office uses along the south edge of the O'Neil property, creating a"barrier" between the adjacent single family neighborhood and the higher intensity commercial use which is now oriented toward Highway 10. Additional buffer between the commercial development and the residential neighborhood is provided by an approximately 50-foot strip of undeveloped land abutting County Road H2 which will either be left in its natural wooded state, or landscaped, as the community desires. (There is an additional 15 feet in the right-of-way which is not paved, and has natural vegetation.) Staff feels that this proposal presents a number of economic benefits to the community, and is a better use of this property than its current designation or its current zoning as long as potential impacts on the adjacent residential neighborhood are addressed and mitigated. How the applicant is proposing to deal with these impacts is discussed in more detail under the rezoning request. 0 The Comprehensive Plan is one of the fundamental policy documents used by cities to envision their desired future. The comprehensive plan is a series of choices, and these choices have social, economic and environmental consequences. In the area of land use, the plan is often used to balance between community desires and the market place, which for the most part initiates, Planning Commission 471-97: O'Neil Property March 8, 1997 Page 8 finances and constructs development of homes, businesses, entertainment and leisure uses. Cities can shape the character of their communities if they translate the vision in the comprehensive plan into development regulations, which then molds what happens in the marketplace. The marketplace, however, keeps moving and continues to bring ideas to communities which may not have been anticipated by the plan or which differ from the plan. Plans need to be revisited, and updated to keep pace as circumstances change or as opportunities arise. This request is coming from the marketplace and presents opportunities and consequences. The Planning Commission and City Council, after hearing testimony from citizens, the applicant and staff, must judge whether this new idea works for Mounds View. Points to consider: ■ uses a combination of uses that creates a buffer for the adjacent residential neighborhood ■ directs traffic to Highway 10, and not through residential neighborhoods ■ adds to tax base • provides employment • puts a"meeting place" type use in the community center district which will be active in evenings and weekends; creates activity • may bring additional customers to Mounds View businesses 111) • generates traffic but not during commuter peak travel times • will bring people into Mounds View from surrounding communities Discussed further under rezoning section of report: • public safety concerns (possibility of noise, trash and crime in the adjacent neighborhood) • long term viability of use; market demand; suitability of location • environmental concerns (wetland, drainage, soils, existing vegetation) • amount of traffic • adequacy of parking • effect on property values • economic benefits (property taxes, employment, multiplier effect) • need for improvements to infrastructure R Rezoning Request Nature of PUD Zoning Planned Unit Development Zoning was created to provide greater flexibility in the combinations of uses allowed on a development site, and greater control over development design, landscaping and signage, protection of natural features and preservation of open space. It allows for the creation of a customized set of development regulations for a particular proposal. It will specify the allowed uses and densities, setbacks and height limits, development requirements and may specify phasing of development, requirements to provide improvements, and what other approvals are needed before construction begins. The dimensional requirements may vary from the ilio Planning Commission 471-97: O'Neil Property III March 8, 1997 Page 9 requirements in standard zoning districts (like B-1 or R-1), and the list of permitted uses may be narrower. Planned unit developments are always tied to a site plan which shows the general layout of the development, which can be used to show required buffers, landscaping, screening and open space. More detailed plans may be required at subsequent steps. Once a planned unit development is approved, the project must proceed according to the approved plan. Any substantive changes must go through an amendment process similar to the original approval (i.e. Planning Commission and City Council review and public hearings). Steps Used in Planned Unit Development Zoning In Mounds View, planned unit developments go through three steps: Review/Approval/Public Hearing ■ General Concept Plan (see Section 1120.04 Subd. 2) PC, CC (PH-yes) • Development Plan (see Section 1120.04 Subd. 3) PC,CC (PH-yes) • Final Plan (see Section 1120.04 Subd. 4) Administrative 4. This application is at the general concept plan stage. The purpose is for the applicant to submit a plan to the City showing the applicant's basic intent and the general nature of the entire development without incurring substantial cost. The concept plan serves as the basis for the public hearing so that the proposal may be publicly considered at an early stage. The following elements of the proposed general concept plan represent the immediately significant elements which the City shall review and for which a decision shall be rendered: • overall maximum PUD density range ■ general location of major streets and pedestrianways • general location and extent of public and common open space • general location of residential and nonresidential land uses with approximate type and intensities of development • staging and time schedule for development • other special criteria for development Discussion of Request: 1. Comprehensive Plan (1)Relationship to Municipal Comprehensive Plan The proposal is inconsistent with the current Comprehensive Plan designation on this site. Section 1120.02 Subd. 2 on Planned Unit Developments requires that a proposed PUD be consistent with the adopted Comprehensive Plan. If the proposed amendment to the 4IP Comp Plan is approved, the proposal would be consistent. See discussion under Comprehensive Plan section of this report (pp. 2-8). It is staff's view that the proposed designation is more appropriate for this site, if it is the City's desire to develop the Planning Commission • 471-97: O'Neil Property t March 8, 1997 Page 10 commercial potential of the Highway 10 corridor and add to its tax base, and that adequate measures have been taken to provide the necessary buffer to the single family neighborhood. 2. Surrounding Area (2) The geographical area involved. (3) Whether such use will tend to or actually depreciate the area in which it is proposed. (4) The character of the surrounding area. The O'Neil property is triangular in shape and is bounded by collector and arterial roadways, including a major highway corridor, on the north, south and west side. There is an extensive, existing single family residential neighborhood on the south, across County Road H2, which runs from this roadway to County Road H. On the west side, across Long Lake Road, is a residential neighborhood comprised of three multiple family developments: Silver Lake Woods, Scotland Green, and Wildwood Manor. Both Scotland Green and Wildwood Manor are three-story apartment developments; Silver Lake Woods is a lower intensity, townhome development. In the proposed concept plan, however, the residential areas on the west are shielded from the developed area of the O'Neil property by an 8.5 acre wetland which will be left in its natural state. City Hall and the park surrounding it are located across the 225 foot Highway 10 right-of-way. Donatelle's Restaurant, which is located east of the O'Neil property, is the only development which actually shares a common property line. (Mr. Donatelle has indicated to staff that he supports this project; see Attachment 12.) Immediately to the southeast is a cluster of businesses including Roberts Off 10, Donut Connection, Oasis Market and a car wash. The surrounding area is a mixture of single family residential, multiple family residential, business and civic uses. The O'Neil property is sitting between two very different environments, i.e. the single family neighborhood on the south, and the highway corridor on the north where commercial development has concentrated in Mounds View. At both of the neighborhood meetings, there was considerable discussion about whether this project would cause property values to go down in the residential area south of the O'Neil property. The developer has offered to purchase any home along the County H2 frontage shared by the O'Neil property for 10% over the appraised value, as an indication of his conviction that the proposed project will not have a detrimental effect on property values. It is staff's understanding that one of the houses along the County Road H2 frontage sold in the last month, with the new buyer knowing about the theater proposal. We do not know what the asking and final sales prices were. •If the theater project is built, future buyers of homes in the adjacent residential neighborhood will see the theater in place and will not know what the neighborhood was io Planning Commission 471-97: O'Neil Property . March 8, 1997 Page 11 like without the theater. The applicant has taken several steps to isolate the theater from the neighborhood, and in effect, the potential buyers will be looking at a wooded strip of land, more-or-less as it is now, and through the trees, at three one-story office buildings and a screening fence. The main part of the parking lot is 160 feet away from the south property line and behind this"barrier". The theater building is 240 feet away. The potential buyers may give more attention to the businesses at the Highway 10-County Road H2 intersection than the theater, because these businesses take access from the road going through the neighborhood and are far more visible to people coming and going from the neighborhood. Those feeling the biggest impact on property value are probably the people who already live in the neighborhood, because they will live through the change brought by the project, and know how the neighborhood was before and after the development. The impact may not be financial but quality of life or"feel". It is staff's view that the design of this property has minimized this impact. It is important, however, that the office buildings and the screening fence be built and a guarantee for their construction should be included in the PUD agreement. 3. Long Term Viability; Market Demand; Suitability of Location (5) The demonstrated need for such use. The applicant has provided a market summary as part of their application(see Application Materials). It is staff's understanding that the theater industry uses a five mile radius as the area to be served by a theater complex The market summary for the Carmike Theaters shows that there are no theaters within a three mile radius and only one theater complex within five miles. They do not consider this theater as competing with the proposed project because it is older and has only four screens. One of the theaters approved in Coon Rapids is just inside the five mile radius; the other is in the seven mile radius. The 14-screen theater in White Bear Township is not on the map. It is outside the seven mile radius. The map shows that Mounds View is in the center of a substantial area that is not served by movie theaters, with more population growth occurring to the north, northeast and northwest. The market profile report shows socio-economic data for households in the three, five and seven mile radius around the theater site. There is remarkable consistency in the population characteristics between the rings. The average home value is between $94,000 and $97,155; the average household income is between $51,641 and $52,596. It appears that there is discretionary income in the marketplace. The question has been raised whether 16 screens are needed. Recent articles have indicated that these "big box" theaters are the new trend, and smaller theaters will no 111 longer be built. Also the "big box" theaters will cause the smaller ones to close because they will not no longer be competitive. It is interesting to note that on the map showing existing theaters, they are clustered in twos where the total screens for both theaters is the Planning Commission 471-97: O'Neil Property March 8, 1997 • Page 12 same as the big box theater. This trend may represent consolidation of who owns the screens and not a new level of how many are clustered together. Residents in the adjacent neighborhood have expressed concerns over what will happen if the theater fails and the building is left vacant. Further research is needed into what guarantees could be included in the PUD agreement, to make certain that the site does not fall into disrepair and that it is reused. 4. Environmental Issues ■ Wetland and Wetland Buffer The site contains a State-protected wetland of approximately 8.5 acres. Comments have been received as follows: Minnesota Department of Natural Resources: DNR has determined an ordinary high water elevation of 895.8 feet. DNR rules prohibit development fills below this elevation. A wetland delineation report was done for this site in 1996, and the boundary approximates the boundary shown on the general concept plan. The development plan will include a precise location of the wetland and contours to assure that no development will occur within the boundary of the wetland. Staff feels confident the development shown on the 11111 site is outside the wetland. Rice Creek Watershed District: The project will require approval of a permit from RCWD. A wetland delineation report must be submitted, and 100-year flood plain elevations will need to be determined by a registered engineer. No filling is allowed below the 100 year flood plain elevation, and all building elevations with openings must be two feet above this elevation. Drainage easements for the area in the 100-year flood plain are required. A sediment and erosion control plan is required. The district's requirement for stormwater runoff rate control and treatment will apply to this site. The items noted are best handled at the development plan stage, when more precise engineering is done. Staff does not anticipate any problems with the applicant meeting RCWD's requirements. City Engineer: Wayne Jacobson, who is a certified Professional Wetland Scientist in the City Engineer's Office, has provided a memorandum on the effect of this development on the wetland's ecology(see Attachment 6). The general conclusion is that with more impervious surface in the wetland's drainage area, more water will be supplied to the wetland. The amount of wildlife habitat, flood/stormwater attenuation, water quality protection, and open water area will all increase. There will be a slight decrease in floral diversity and integrity, in that the higher water elevations will tend to support more cattail growth and less reed canary grass and willow edge, until this type of vegetation is re- it Planning Commission 471-97: O'Neil Property March 8, 1997 Page 13 established along the new water edge. The amount of groundwater interaction is not expected to change. Wetland Buffer: The City of Mounds View has an adopted a wetland zoning district which. establishes a 100-foot buffer area abutting identified wetlands. Grading and construction in the buffer area requires approval of a wetland alteration permit. These permits may be granted as long as certain criteria were met, drainage controlled and the adjacent wetland was protected from degradation. The applicant is proposing to build a portion of the theater building and both detention ponds in the wetland buffer. The buffer area is shown with a dotted line on the site plan. Detention ponds are typically placed in the buffer area since they need to be close to the wetland. They usually revegetate so they continue to provide a"natural" buffer for the wetland. Encroachment of buildings into buffer areas creates less problems than parking lots because the runoff is cleaner. Staff regards the encroachment of the theater building into the buffer as workable if the area between the building and the wetland is left natural, so the vegetation will continue to provide a filtering and screening effect. • ■ Drainage The City Engineer has provided a review of drainage issues associated with this project (see Attachment 7). The drainage system is designed to collect the water from the developed portion of the site, run it through the detention ponds to allow settling of pollutants, and then discharge the water into the wetland. The wetland drains through a 15" pipe into the storm sewer system in Long Lake Road. Development of the project will result in higher water levels in the wetland (0.2 feet in a 10 year storm; 0.3 feet in a 100 year storm). The increased water elevation will not have a negative impact on adjacent structures or roads; the water will remain on the site. The rate of runoff into the storm sewer on Long Lake Road is constricted by the size of the pipe. The City Engineer recommends that the pipe size be left as is, since enlarging it would cause capacity problems downstream and there is enough room to store water in the wetland. Residents south of the O'Neil property have expressed concerns that this development will increase existing problems with flooding in their backyards. The City Engineer reviewed this situation and responded that the localized flooding south of County Road H2 is not affected by the O'Neil property, even with development. Also, according to Al Sunderman, a groundwater specialist in the City Engineer's Office, there should not be any impacts to the existing groundwater table in the area. The effect of converting woods or open space to impervious surfaces is that it will reduce potential groundwater recharge areas. In this case, however, the water will be diverted to the wetland and thus the net impact should be little change in the current recharge potential of the area. It is the City IIIP Engineer's view that flooding in the neighborhood is being caused by upstream drainage from the north side of Highway 10 overloading the existing storm drain system in the Planning Commission 471-97: O'Neil Property 111 March 8, 1997 Page 14 neighborhood. The size of the storm drains needs to be upgraded or a parallel line installed so water is diverted before it reaches the storm drain in County Road H2. ■ Soils The 1979 Comprehensive Plan includes a map showing soil suitability for development (see Attachment 8). The soils on the O'Neil property are classified as having moderate limitations, in the area proposed for development, and severe limitations where the wetland is located. Approximately three-fourths of Mounds View is in the moderate category. According to the plan, "most development can occur without complex erosion or slope problems" in this category. We would recommend that soil testing be done at the development plan stage only if determined necessary by the City Engineer. ■ Vegetation Staff has walked the site with City Forester Rick Wriskey to evaluate the existing vegetation. The primary vegetation is oak woodland. There have been two areas along County Road H2 affected by oak wilt (across from 2456 and 2468 H2), both of which have been treated. Further treatment may be needed this summer. Mr. Wriskey felt the best way to screen the development was to leave the woods in place in the buffer area. He did not recommend interplanting of evergreens because they would not get enough light. 1110 He made a very strong recommendation that any wooded areas to be preserved be fenced during construction so no equipment is used or parked within the area. There is a large open area between the two detention ponds where trees could be added. Mr. Wriskey recommended hardwoods be planted rather than evergreens to keep the look of the site natural. The vegetation west of Donatelle's for approximately 75-100 feet is scrub and is no loss if it is cleared. Comments on the proposed landscaping for the development portion of the site would be made at the development plan stage. 5. Traffic and Access: The project will take access from Highway 10 at approximately midway between Long Lake Road and County Road H2. At this time, the access is proposed as right-in, right-out due to restrictions established by the Minnesota Department of Transportation (MnDOT) on access to Highway 10. MnDOT does not have access control in this section of Highway 10 which means they have to grant at least one access to the O'Neil property, but they are opposed at this time to a median break to allow a full movement intersection, or to the addition of a traffic signal between Long Lake Road and County Road H2. Access to the site from Long Lake Road is constrained by the wetland, and from County Road H2 by neighborhood opposition. A traffic study has been prepared for this project and included in your packet (Attachment 7). The study calculates daily trips generated and evening peak hour trips generated (see • page 6). The analysis focuses on the evening weekday peak hour, since the combined it Planning Commission 471-97: O'Neil Property March 8, 1997 Page 15 traffic from the O'Neil property and existing volumes on the surrounding street network are at the highest level at that point and create the greatest impact. The study shows that 241 trips are generated and distributes them on the street network as shown in Figure A-2. It concludes that the additional trips will not cause the level of service at the surrounding intersections to change from the current level of service (see page 10) It is noted that U- turns at the Long Lake Road and County Road H2 intersections with Highway 10 are expected to double, and at Edgewood Drive and Highway 10 to triple, but the queuing of vehicles is not expected to exceed the length of the left hand turn lanes. Staff does not regard the access situation as ideal, and we intend to continue working with MnDOT to see if alternatives are available. The study shows, however, that the traffic can be accommodated without causing a deterioration in how the surrounding intersections function. 6. Parking: The City's Zoning Code requires at least one space for each four seats. Off- Street Parking Requirements published by the American Planning Association lists two examples of ratios: 1 space per four seats (Bellevue, WA), and 1 space per five seats (Ames, IA). Mounds View's ratio matches the more conservative ratio. The theater complex is proposed to have 2,648 seats, which would require 662 parking spaces. The applicant has noted on the plan that there are 700 parking spaces provided or 38 more than the requirement. Staff has scaled the drawing using a nine-foot stall width, and estimates that the parking bays shown would yield 650 spaces. The drawing however is at a much larger scale than would be typical for a site plan, and the parking spaces are not drawn. Actual parking provided will be confirmed at the development plan stage. Staff is comfortable that sufficient room is available to provide the parking, although it may require using part of Parcel B and eliminating part or all of the development of this area for another use. Parking for handicapped customers must be provided as required by the State Building Code. Staff discussed the issue of parking with Lee Starr, who is the Coon Rapids Community Development Director and has just handled two multi-screen theater projects. He learned from working with the theater management companies that even though multi-screen movie theaters have a high number of seats, the show times are staggered in order to maximize the ability of people to get through the concession area. The theater companies do not schedule the movies so all of them begin and end at the same time, so there is always circulation in the parking lot. Also not every theater is full at the same time. If parking shortages occur, there is no convenient relief close at hand. Staff does not • expect people to park in the adjacent neighborhoods because there are barriers in the way of a direct walking route to the theaters. The nearest parking lot which would have plenty of spaces is City Hall and the community center, but using them would require people to cross Highway 10 at an uncontrolled intersection. This would difficult during the day, and Planning Commission 471-97: O'Neil Property March 8, 1997 Page 16 dangerous after dark. Other choices would be the parking lots for Donatelle's and the businesses southeast of the Highway 10/County Road H2 intersection, if people were willing to cross H2 at the traffic light and walk along the Highway 10 right-of-way to the theater. A better solution is to hold Parcel B on the O'Neil property in reserve until experience is gained with whether the parking works, and use this parcel for parking if needed. With respect to the office uses, staff would recommend that additional parking not be required since office uses and theaters have offsetting hours. The project presents the possibility of some parking relief for Donatelle's Restaurant. Discussions are underway between Mr. Donatelle and Anthony Properties on a shared parking arrangement. 7. Public Safety • Police Mounds View Police Chief Tim Ramacher and his staff have reviewed the proposed plan. Chief Ramacher has noted that any time vacant land is developed, there will be an increase 1110 in police activity because there will be more people activity and cars on the site. Accidents, theft, vandalism and disorderly conduct are examples of the type of incidents which may occur. Because of the buffers provided around the development, he would expect these problems to be confined to the site and he does not expect the surrounding area to be adversely affected. The department: • Recommends a traffic control device be installed at the main entrance/exit to the development • Favors realignment of Edgewood Drive so it would intersect Highway 10 at a right angle and also align with the main entrance to the development. Staff also interviewed the following individuals regarding either planned or existing multi- screen theater projects, and have summarized their comments below: • Lieutenant Jim Daly, Ramsey County Sheriff Department Re: 14-screen theater in White Bear Township The only problems worth mentioning are thefts from autos and gatherings of teenagers, with some underage consumption of alcohol. He felt that the theft problem occurs any time you have a large concentration of cars. They have been patrolling in unmarked cars to try to address the problem. He felt the gathering of • teenagers was occurring because there are no alternatives in the area--the theater is situated out in the countryside with no other commercial development nearby. • Planning Commission 471-97: O'Neil Property • March 8, 1997 Page 17 They have shooed the teens off the property and are going to suggest to the theater that the parking lot be posted as private property so they have specific authority to remove them. They have no complaints from surrounding property owners. (The theater is in a much less developed area than would be true in Mounds View.) He would suggest remote cameras to watch the parking lot, and good lighting. He did not regard the incidents at the theater as serious or threatening. • Captain Steve Wells, Coon Rapids Police Department Lee Starr, Coon Rapids Community Development Director Re: 12-screen theater at Highway 10 and Main (Cineplex Odeon) 16-screen theater at Highway 10 and Foley (Karasotas) These two theaters have been approved but not yet built. The 12-screen theater is adjacent to a single family neighborhood on a site which allowed the theater as a permitted use. There was no controversy regarding this application. The 16- screen theater was located across a collector street from residential neighborhoods, 111111 and was on a site which required approval of a conditional use permit. There was some controversy surrounding this application, but once residents learned what other uses could go there, the controversy died down. The developer has offered to do screening in the yards of the residents across the street. They also plan to use remote cameras in the parking lot and good lighting. Staff asked Captain Wells if the Police Department had any particular concerns with the proposals, and he said no. They expect that there will be some theft from autos. (The 12-screen theater proposal by Mann Theaters for a site at Round Lake and Highway 10 has been withdrawn.) • Sergeant Martin Ring, Columbia Police Department Re: Carmike 10 Theater at 122 Aston Court, Columbia SC The theater is located in a major shopping center which is part of a larger commercial district. The theater is approximately 400 yards from any residential neighborhood. Typical incidents are thefts from autos and times when children are too loud in the lobby. Sergeant Ring's observation is that any time you have theaters, you will have children congregating, and when you have children, you get children's nonsense. They have had no serious incidents at the theater. Staff asked about management of the theater. He said that the on-site managers tend to come and go. The corporate people have been good to work with. ■ Fire The Fire Marshall for the Spring Lake Park/Blaine/Mounds View Fire Department has Planning Commission . 471-97: O'Neil Property March 8, 1997 • Page 18 reviewed the plans and has responded that the plan for this development does not present any areas of concern. The specifics of access width, internal circulation and fire lanes, and the need for on-site fire hydrants can be resolved at the development plan stage. 8. Effect on Property Values See the discussion under Item#2 9. Economic Benefits ■ Property Taxes Approximately $66,000 dollars in property taxes are being paid annually on the O'Neil property, based on a market value for the land at $1.1 million. The estimated value of the property with development of the proposed project is $11 million, which would generate $691,000 in property taxes. The City's share of the property taxes would be $113,000 annually. ■ Employment It is estimated that the development will generate approximately 77 full time and 52 part time new jobs for the community. ■ Multiplier Effect New commercial growth creates a host of short and long term economic impacts to the community and region as a whole. These impacts go beyond the direct tax benefits and job creation, and is referred to as the multiplier or ripple effect. When a business expands or a new business comes into the community, it creates additional jobs throughout the area's economy. The following shows the total job multiplier for different types of businesses. (These numbers are estimates to be used only as guidelines in measuring the economic impact to a region from industry growth. They are developed by the U.S. Department of Commerce.) Retail - 1.4 Manufacturing - 1.8 Restaurants - 1.3 Business Services - 1.5 Hotel/Entertainment - 1.8 Hotel/entertainment businesses have approximately the same effect as manufacturing. Every new hotel/entertainment-related job created supports the creation of three quarters of a job elsewhere. 10. Availability of Infrastructure: The applicant has included maps of the water, sewer, and storm water mains in the vicinity of the project. We do not have comments from the Planning Commission if471-97: O'Neil Property March 8, 1997 Page 19 Public Works Department yet on where the best connection points would be for service to this site, but hope to have this information for your meeting on March 19. The Local Water Management Plan shows the construction of a storm water main through the O'Neil site to capture drainage coming from north of Highway 10 which now flows through an undersized system in the residential neighborhood south of the O'Neil property. The storm water main is not needed for the O'Neil project, but there has been some discussion about coordinating its installation with this project. The project will not be taking access from any County or local streets, and therefore no upgrading of these streets is expected to be required. Staff expects MnDOT to require accel and decel lanes on Highway 10 at the access point to the site. 11. Walkways: Staff would recommend that walkways be built by the developer from the Long Lake Rd/Hwy 10 intersection, and from the County Rd H2/Hwy 10 intersection to this site if agreements can be reached with Donatelle's, to people can go to the theater or to work on foot, if they so desire. There has also been discussion with the applicant regarding a walkway system around the wetland which would link to Silver Lake Park. 12. Dimensional Requirements Required Provided • Building Setbacks' Office Buildings Front 30 feet 235'min; 795'max Side 10 feet; 30'if abutting street; 100'to Donatelle's 20'if abutting residential 470'to Long Lake Rd Rear 20 feet; 30 if abutting residential 50 feet Theater Front 30 feet 34 feet Side 10 feet; 30'if abutting street; 620'to Donatelle's 30'if abutting residential 430'to Long Lake Rd Rear 30 feet; 40'if abutting residential 235 feet ■ Parking Lot Setbacks' Front 30 feet 30 feet Side 5 feet 10'to Donatelle's 350'to Long Lake Rd Rear 5 feet 50 feet • 1The setbacks for the office use are from the B-2 district which is the zoning district where such uses first appear as permitted uses. The setbacks for the theater are from the B-4 district which is the zoning district where such use first appears as permitted. Planning Commission 471-97: O'Neil Property 1111 March 8, 1997 Page 20 Building Height 3 stories;no dimension given 42'for theater (estimated 52 feet based on R-1 district 20'to eave for offices limit of 2.5 stories or 45 feet) Minimum Project Size 5 acres 23.99 acres Minimum Street Frontage 200 feet 1690 feet Minimum Property Width 200 feet 1280 feet 13. Landscaping, Screening and Surfacing (Section 1120.03, Subd. 2): (1) The entire site,other than that taken up by structures or landscaping,shall be surfaced with a material to control dust,drainage and erosion. The applicant is proposing a paved parking lot to serve the theater and office buildings. (2) A drainage system conforming to the comprehensive storm drainage plan and subject to the approval of the Director of Public Works/City Engineer shall be installed. See discussion under Item#4 above. (3) Development abutting an R-1,R-2 or R-3 District shall be screened and landscaped in compliance with subdivisions 1103.08(1)through(5)of this Title. Not applicable since this property does not abut any R-1, R-2 or R-3 districts. The proposal would meet the requirements of Section 1103.08. The applicant is proposing a 50-foot wide buffer area along the southern edge of the property to provide protection for the adjacent residential neighborhood. They are willing to leave this area as is, to add trees if recommended by the City Forester, or clear the area and put in more manicured landscaping, depending on the desires of the community. Staff would recommend leaving the area natural. (See also item #4: Vegetation.) 14. Comparison with Existing Zoning: The existing zoning on the site is B-1 (neighborhood business) for 17 acres and R-2 (single family and duplex residential) for seven acres. The B-1 district would allow the following uses: Permitted ■ barber shops ■ beauty parlors ■ convenience grocery stores ■ laundromat, self-service washing and drying iir Planning Commission 471-97: O'Neil Property March 8, 1997 Page 21 Conditional • governmental and public utility buildings • professional and commercial offices • commercial planned unit development as regulated by Chapter 1120 • solar energy and wind generator systems Staff does not regard the development of 17 acres in neighborhood businesses as practical or marketable. There is just too much land in this parcel to be absorbed by the limited range of businesses listed as permitted. The most likely use of this property, if it were to remain in this district, is offices. The proposal includes this use, so in this aspect, changing the zoning from B-1 to PUD is not a change. The obvious difference is having an entertainment use as opposed to a retail use, and replacing the potential for duplexes under the R-2 residential district with the office buildings in the proposal. The development of office buildings with no access to County Road H2 is a quieter use than duplexes fronting onto County Road H2 would be. The offices will be probably be closed on weekends and evenings. There will be no driveways onto County Road H2 and no neighbors in closeby yards. • C Conclusions The community must decide what its goals are for this property and how it fits into the bigger picture. One consistent theme in the adopted Comprehensive Plan and in all the subsequent versions is that the O'Neil property is very significant and it is located in what the community regards at its City Center. The desire in 1979 was for this area to become a strong, vital, identifying community focal point, with a mixture of commercial, public, low, medium and high density residential and open space uses (p. 172). The 1979 Comp Plan also included a Community Development Concept and land use recommendations (see Appendix 4). The concept is described as "the basic idea behind the plan." It then discusses two topics • The importance of the O'Neil property and the need to create a compact, functional center incorporating retail commercial activity, the civic center and medium and higher density residential development, and • The importance of providing protection to the quality of life in residential neighborhoods. There, in a nutshell, are the two main issues raised by this application. Staff is supportive of the request from Anthony properties for amending the Comprehensive Plan and rezoning the property to allow development of the theaters and office buildings because we believe it: • Is designed in a manner which provides protection and buffering for the surrounding IP residential neighborhoods • Preserves the wetland and leaves the undeveloped portions of the site in their natural, wooded state. Planning Commission 471-97: O'Neil Property 11) March 8, 1997 Page 22 • Will create a draw or attraction to the Mounds View City Center for the community, and neighboring communities; provides a"meeting ground" type business; will bring vitality • Will bring customers to existing Mounds View businesses; will provide employment • Adds uses which are missing from the City's land use mix • Preserves the commercial land base • Strengthens the City's tax base and generates revenue • Will not create traffic or drainage impacts; has infrastructure available. • Takes advantage of an opportunity being presented by the marketplace, but establishes planned unit development controls which will assure neighborhood and community interests are protected. Staff does not regard that portion of the O'Neil property having Highway 10 frontage as suitable for single family development. Efforts to make it a liveable environment will create a"blank wail' in the City Center. We recognize that there are a number of issues which need more discussion and perhaps furh refinement of the plan. Some of this issues must be dealt with at the development plan stage. These include: • how to guarantee the buffer area and construction of the offices • use of the wetland buffer area • whether access situation can be improved • amount of parking and overflow parking • security of the parking lot • walkway along Highway 10; walkway around wetland and connection to Silver Lake Park • how to deal with reuse of the site if the theaters close N:\DATA\USERS\PAMS\SHARE\DE VCASES\471-97\471-97.PC 1 i I' Mr COMMERCIAL GOALS AND POLICIES Goal 1: Commercial development shall be considered in order to provide a broad tax and an expanded employment base within Mounds View. Policies: a. Continue to maintain and expand the City's commercial tax base to assist in paying for needed services and in reducing tax impact on housing costs. b. Cooperate with commercial developers to insure that commercial development is a communityassest and meets the standards established by the City. • c. Identify commercial activities complementary to existing activities and promote and facilitate the development of such commercial actE ies within Mounds View. III Goal 2: Provide safe, convenient, attractive, and accessible commercial develop- ment within Mounds View. Policies: a. Develop commercial and service centers as cohesive, highly inter- related units with adequate off-street parking. b. Commercial development shall be based upon the concept of a compact, integrated business center developed according to a specific site plan. c. Insure that all service and commercial uses are adequately and appropriately landscaped according to zoning requirements as may be amended. d. Insure that all service and commercial uses are adequately screened and buffered from any adjacent residential developments. e. Buffers such as screen plantings, fences, and public and semi-public use areas will be provided to eliminate conflicts between commercial activities and adjacent residential development. f. The location of commercial uses shall take into consideration the neighbor- • hood, land use, and circulation pattern. 41/ g. Access to all major commercial centers will be designed to facilitate traffic flow along major channels of movement. i' APPENDIX 3 60 • h. Support pedestrian and transit access to major service and com- mercial centers. ii. Safe and convenient pedestrian movements shall be provided within major service and commercial centers. j . When possible or when opportunities arise, provide for major streets to service and commercial districts at the periphery of the districts. k. The City shall cooperate with existing and potential commercial developers in creating site plans with emphasis on efficient access and egress, parking areas, landscaping and adherence to an archi- tectural theme. I . Enact and uniformly enforce a commercial/industrial maintenance code to help insure that commercial and industrial structures represent community attributes on an on-going basis. m. Commercial development shall be prohibited on wetlands, shorelands, flood plains, and other natural features that perform important public protection functions in their natural state. 111 Goal 3: Major retail sales and services will be developed in planned and concentrated centers. Policies: a. Commercial development must adequately provide for excess storm water. b. No area shall be rezoned to commercial use unless it is shown to be properly located in accordance with the Comprehensive Plan. il c. Land which is adjacent to a major thoroughfare shall not automatically be considered best suited for commercial use. Id . Major commercial activity shall be concentrated within the City Center. Goal 4: The development of small neighborhood convenience stores will be limited to locations that will best serve residential areas without impairing residential development. Policies: a. Excellence of design and compatibility with the surrounding neighbor- hoods shall be encouraged in the development of neighborhood commercial facilities. b. Promote joint utilization of parking and other related supportive services in service and commercial districts. 0 c. Residential neighborhoods shall have easy access to related but limited supportive service and commercial facilities, where feasible. 61 COMMUNITY DEVELOPMENT CONCEPT •`• The categorical elements of a Comprehensive Plan - Land Use, Transportation and Community Facilities - develop from a concept. This more abstract theme may be viewed as "the basic idea behind the plan". The purpose of the community develop- ment concept is to provide a set of general guidelines to be followed in all subse- quent steps of determining the detailed configurations of land use, transportation and open space. The single largest remaining undeveloped area in Mounds View is situated at what could potentially become the primary center/focus of the community. As well established by the preceding analysis, the community is fragmented by Highway 10. Thus, the direction of development of the central area will play a major role in determining whether or not this fragmented character will be perpetuated. If development occurs in a "strip" fashion, further fragmentation will undoubtedly result. However, properly developed, this central area can act as a connecting, unifying link between the two fragments created by Highway 10. Consistant with the needs of this area, development plans have been proposed which promote the theme of a compact, functional center incorporating retail commercial activity, the civic center and medium and higher density residential development. While this central area affords the greatest new housing opportunities, plans to integrals higher density housing around the center area should maintain the concept of easy access for all residential neighborhoods existing beyond the periphery of the center. A residential neighborhood should have a degree of privacy from the more intense community functions. Within each neighborhood, the quality of life and safety is highly dependent upon protection and isolation from major arterial routes and high intensity commercial centers. Therefore, the neighborhoods which surround the proposed community center have been defined according to major physical barriers represented by the street network. The existing character of these neighborhoods is decidedly low density. This character should be maintained and better protected through the introduction of transitional zones between the neighborhoods and the community center as well as adjacent highway facilities. Medium density residential patterns should be introduced to provide the transition from the commercial and high density residential activity to be located in the community center, while the areas immediately adjacent to the freeway branches should be developed as compatible non-residential uses, such as non-retail commercial or open space. Several other considerations that are significant to the overall communi tydevelopment concept include definition of industrial activity areas, allowing for continued in- dustrial growth while protecting adjacent, more sensitive land use types, and the general preservation of environmentally sensitive final f areas during the r(rlal stages Or Mounds View's "fill-in" development process. APPENDIX 4 21 GENERAL USES 1 . Adopt specific regulations which will protect environmentally sensitive areas within the community from encroachment by development. RESIDENTIAL USES 1 . Ensure the maintenance of a high quality environment for single family resi- dential neighborhoods by encouraging medium density residential housing to provide a transition between these neighborhoods and existing and potential high density apartment type development. 2 . Where possible, encourage transitional density residential housing under the Planned Unit Development (PUD) provisions in the Zoning Ordinance. 3. Limit additional high density residential development in areas other than the City Center. 4. Undertake all new larger scale residential developments on a planned unit basis. 5. Provide updated housing program availability information to the residents of the community through the City Newsletter, other local news media and the • City Administrative offices. 6. Establish a housing maintenance program to ensure the preservation of a quality residential environment. 7. Continue to participate in Metropolitan Council Housing and Redevelopment Authority to facilitate and direct redevelopment. Investigate the feasibility of establishing a Scattered Site Redevelopment Program. 8. Strictly enforce development standards for all use types to ensure that a quality environment is created in each planning and development district. 9. Work as closely as possible with the MAC in development of an Operations Plan which will minimize noise impact upon the City. COMMERCIAL USES • 1 . Establish a City Center which incorporates a mix of commercial , public, medium and high density residential and open space uses to serve as the central identifying focal point for the community. 411 79 = 2. Concentrate highway oriented commercial activity in the quadrants directly west of the Highway 10/Interstate 35W interchange. • 3. Strictly enforce development standards, require detailed site plans and enforce a commercial maintenance code for all commercial development. 4. Restrict neighborhood commercial development to areas designated as such in the Land Use Plan. 5. Regulate commercial development, where applicable, by the PUD provisions in the zoning ordinance. INDUSTRIAL USES 1 . Maintain the undeveloped land north of new Highway 10 as on industrial reserve. Ensure that any development which does occur respects the natural amenities of the site and conforms to environmental standards established by the City. 2. Maintain the far southeastern section of the community currently zoned industrial as an industrial reserve. 3. Regulate industrial development, where applicable, by the PUD provisions 4IPin the zoning ordinance. • 80 •,c MARKET SUMMARY r.,' 4 MOUNDS VIEW, MN Site Location: Hwy 10 & County Road 5 3-5-7 Miles Demographics 3 Mile Population is 58,517 There are no other movie theatres in a 3 mile radius from the site ` = _ 5 Mile Population is 174,611 There is only one movie theater in a 5 mile radius from the site but it will not compete because 111 of the theatre's age and small screen count. 1 7 Mile Population is 336, 551 There are six movie theatres in a 7 mile radius from the site but they will not compete because il they are more than five driving miles away. Also, note the Har Mar 11, which is approximately 8 driving miles from the site has excellent grosses of$295,532 per screen, indicating that there lip is room in its market for additional screens. Modern theatres have eight to eighteen screens of varying sizes. The personnel required to ,x operate these facilities is marginally greater than that required for a twin theare. Furthermore, movies are shifted from one auditorium to another to avoid sellouts and size attendance to the right auditorium. As such, modern multi-screens are much more efficient than older, smaller theatres. Our proposed new sixteen screen off Hwy 10 will include a marble concession area and enhanced THX sound in at least six auditoriums. It will create a new zone on Minneapolis far north side and will be the largest and nicest theatre in the greater Minneapolis area. �. - - r r-\ 01 ANTHONY PROPERTIES• 12770 Coit Road.Suite 1170•Dallas.Texas 75251 •Telephone(972)991-4484•Fax(972)991-4494 If liagi ...it , w.w..\ 1_ : lanct;.,,; Pig triag . ,141.71.411111 I,ton. 11 pith bl 1 i I 1p . , -ingtITIL°.1-1.- ii-- --,Pirk-t-477`:-.Ar.".A.ttlilAN **1... g.----;jm...iii.ai .-` .m.im -1 _„,., r IWIr411 .. '" '' '''''. 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(/ t n + „Iim.y. r........;-1---L___ , _ ,....rt; / . 8 ,ffRiSTL1JE G gg1ST AVE N � Y .1 I - < "� .i. -' r :vEN1E L i b; + :`� rY I ITni nut Nw I �; I :� { ra ? , AV�FNE ` � , •�t?� -t �p� L°'g *; 4 �p Zt `J « C Adt ,� r F-- 1 , -2y.,.-..,,3-..x:':. '- i". f y1 4' DeLorme Street Atlas USA N ,atH sr I'm N 1 �> ,.. . SITE PLAN FOR MOUNDS VTFW, MN lir Scale 1:25,000(at center) =.521997 2000 Feet Local Road -- - I ' State Route RYl MPterc .__ , MARKET PROFILE REPORT • 8/30/96 is Site Number: 45457 • PREPARED FOR: lb Anthony Properties MI Hwy 10 & Long Lake Rd Area 1: 3.0 Mile Radius Mounds View, MN Area 2: 5.0 Mile Radius Coord: 45.1049 932.0863 Area 3: 7.0 Mile Radius • II Description Area 1 Area 2 Area 3 MARKET PROFILE The Market Profile Report contains a Al comprehensive list of demographic information based on 1990 • Census data updated to reflect 1996 estimates and 2001 projections. Population and household count data on this 411 report is retrieved at the census block level. . POPULATION & HOUSEHOLDS Population and household Ai information allows you to quantify the market size and .1 measure future market growth. Population is defined as all dfir. living persons. Households include all occupied housing units, regardless of the relationship of the residents. 2001 Population 58,690 177,115 346.937 1996 Population 53,517 174,611 336,551 ip 1990 Population 57,134 167,879 316,849 l Pop Per Square Mile 2,061 2,437 2,353 2001 Households 21,829 65,615 128,245 1996 Households 21,645 64,489 124,5 `; 1990 Households 21,026.ill61,895 117,6 d Annual HH Growth 1990-1996 .5 .7 1.0 an 1 HOUSEHOLD BY INCOME Household income is a goad II 11‹, indicator of the spending power of your market. Household income includes the income of all persons 15 years old and over. Median income divides the income distribution into two equal parts, one-half falling above the median and half below. % Under$15,000 10.0 10.2 10.6 % 515.000-324,999 11.1 11.9 11.9 325,000-534,999 13.4 13.8 13.9 535,000-549,999 23.3 22.3 22.5 % 350,000-574,999 24.0 24.3 24.0 % $75,000-$99,999 10.1 9.8 9.4 % $100,000-5149,000 6.2 5.9 5.6 $150,000+ 1.9 1.9 2.0 Average Household Income $52,596 $52,054 $51,641 Median Household Income $45,171 $44,829 $44,076 I 1 I © Information Decision Systems 1-800-795-7483 I Page 1 MARKET PROFILE REPORT 8/30/96 ite Number: 45457 :x PREPARED FOR: Anthony Properties `Hwy 10 & Long Lake Rd Area 1: 3.0 Mile Radius Mounds View, MN Area 2: 5.0 Mile Radius • ';Coord: 45.1049 932.0863 Area 3: 7.0 Mile Radius . Description Area.1 Area 2 Area 3 - t POPULATION BY RACE The race variables represent the H:;�; self-classification by people according to the race with which •A.Vialark At • they most closely identify. Ancestry can be viewed as•the nationality, lineage or country of birth of a person. Persons of Hispanic ancestry may be of any race. % White 94.9 94.5 94.1 % Black .9 1.5 2.0 %Asian 3.0 2.8 2.6 I, % Other 1.3 1.1 1.4 z % Hispanic Ancestry 1,1 12 1.3 POPULATION BY AGE Population by age variables • s provide valuable information as to the relative maturity or �„ ,3 youth of a particular market. Median age divides the age ' "::.. distribution into two equal parts, one-half falling below the median and one-half above. % Under Age 6 8.8 9.1 9.1 % Age.6-17 .16.7 17.1 17 " % Age 18-24 9.5 9.4 a.. % Age 25-34 16.3 16.7 16.3 %Age 35-44 16.1 16.8 17.0 Age 45-54 13.9 12.9 12.5 % Age 55-64 9.6 8.8 3.5 % Age 65+ 8.6 9.2 10.1 Average Age of Total Population 34.4 34.2 34.5 Median Age of Total Population 34 34 34 POPULATION BY SEX % Male 49.5 49.0 48.9 % Female 50.5 51.0 51.1 % Females Under Age 6 8.5 8.7 8.3 % Females Age 6-13 11.2 11.4 11.4 % Females Age 14-17 4.9 5.0 5.0 % Females Age 18-24 9.1 9.1 9.0 % Females Age 25-34 16.5 16.5 16.1 - % Females Age 35-44 16.0 16.6 16.8 % Females Age 45-54 14.4 13.3 12.7 - % Females Age 55-64 9.7 8.9 8.7 % Females Age 65+ 9.5 10.5 11.6 Average Age Female 35.2 35.2 35.5 Page© Information Decision Systems 1-800-795-7483 It 2 • - . MARKET PROFILE REPORT 8/30/96 i-.,.:,:.,--,:::..-_-'te Number: 45457 PREPARED FOR: Anthony Properties Hwy 10 & Long Lake Rd Area 1: 3.0 Mile Radius :Mounds View, MN Area 2: 5.0 Mile Radius ::Coord: 45.1049 932.0863 Area 3: 7.0 Mile Radius Description Area 1 Area 2 Ares 3 % Males Under Age 6 9.1 9.5 9.6 % Males Age 6-13 12.1 12.5 12.5 % Males Age 14-17 5.2 5.2 5.3 % Males Age 18-24 9.9 9.7 9.6 % Males Age 25-34 17.1 16.9 16.5 % Males Age 35-44 16.2 17.0 17.2 % Males Age 45-54 13.4 12.6 12.5 % Males Age 55-64 9.5 8.8 ¢3 Males Age 65+ 7.5 7.9 ._- Average Age Male 33.5 33.2 33.4 .lit EDUCATION The educational attainment variables are another way to determine the relative socio-economic status of an area. For these variables persons 25 years old and over are classified according to their highest level of school completed or their highest degree received. Elementary School (0-8 Years) 3.8 4.0 4.1 % Some High School (9-11 Years) 8.9 8.5 9 r: % High School Graduate (12 Years) 35.2 33.2 33 . % Some College (13-15 Years) 20.6 21.2 % College Graduate (16+Years) 31.5 33.0 31 Average Years of School Completed 13.5 13.6 1Z.;-, .. MARITAL STATUS ns r\i % Persons Married58.853.4 58.0 % Persons Single 41.2 41.6 42.0 % Females Married 58.0 56.7 56.1 % Females Never Married 23.0 24.0 24.2 % Females Widowed/Divorced/Separated 19.0 19.3 19.7 % Males Married 59.7 60.2 60.1 Males Never Married 29.8 29.7 29.7 % Males Widowed/Divorced/Separated 10.4 10.1 10.E i. © Information Decision Systems 1-800-795-7483` Page 3 ti MARKET PROFILE REPORT 8/30/96 ,, ite Number: 45457 PREPARED FOR: Anthony Properties Hwy 10 & Long Lake Rd Area 1: 3.0 Mile Radius Mounds View, MN Area 2: 5.0 We Radius Coord: 45.1049 932.0863 Area 3: 7.0 Mile Radius ",Description Area 1 Area 2 Area 3 HOUSING A household includes all the persons who W _ = occupy a house , apartment , mobile home or other 11. 1.' separate living quarter. Home value is based on the owners estimate of how much the property would sell for if it currently were for sale. % With 1 Person 18.8 19.9 20.6 % With 2 Persons 32.9 ,r % With 3 to 4 Persons 39.1 `,'„- ,6',e. With 5+ Persons 9.2 9.4 9.8 - Average Persons per Household 2.7 2 Population in Group Quarters 253 1,877 3,621 % Under$25,000 ,2 $25,000-$49,999 1.0 i.c 2.7 % $50,000-$74,999 24.4 27.3 3201 % $75,000499.999 43.7 40.1 33.2 % 100,000-5149.999 24.1 23.0 19,4 % $150,000-$199,999 4.1 4.8 4.2 % 5200,000-5499,999 2.4 32 32 % $500,000+ .1 .1 '2 Average Home Value $96,028 597,'i55 $94,014 Median Home Value $88,969 $88,235 $84,$91 % Built in 1985-1990 9.5 _.,; l.; % Built in 1980-1984 9.3 12.6 10.6 % Built in 1970-1979 28.61. 192 s. % Built in 1950-1969 45.0 44.2 43.3 % Built in 1949 or Earlier 7.6 8.6 15.1 '- % Moved into Unit 0-5 Years Ago 40.2 41.0 40,7 Moved into Unit 6-9 Years Ago 22.4 23.6 24.1 % Moved into Unit 10-14 Years Ago 9.0 9.8 9.2 r`:: % Moved into Unit 15+ Years Ago 28.4 25.5 26.0 Single Unit Structures 66.3 69.3 71.3 % 2-9 Unit Structures 4.6 5.0 6.5 % 10+ Unit Structures 15,7 18.6 16.7 % Mobile Home/Other Structures 13.0 7.1 5.0 Owner-Occupied Households 75.8 72.9 73.3 % Renter-Occupied Households 21.4 23.3 23,0 %Vacant 2.9 1.3 5.6' Owner/Renter Ratio 3.5 3.1 3.2 © Information Decision Systems 4800.7957483 Page 4 . MARKET PROFILE REPORT • 8/30/96 Number: 45457 PREPARED FOR: 1 Anthony Properties , -y 10 & Long Lake Rd Area 1: 3.0 Mile Radius bunds View, MN Area 2: 5.0 Mile Radius cord: 45.1049 932.0863 • Area 3: 7.0 Mile Radius iaescription Area 1 Area 2 Area 3 • OCCUPATION The occupation variables help you evaluate the composition of the labor force in a particular market. The eaoccupation variables are based on the population 16 years of age -_on and over employed in the labor force, except for Pop in Armed Forces & Unemployed which are based on Pop Age 16+. Pop 16+ Employed in Civilian Labor Force 33,715 99,252 187,557 - % White Collar 60.1 62.7 6 .` % Executive & Managerial 12.3 13.3 1 . % Professional Specialty 13/ 13.6 13,5 ,__'. % Technical Support 4.3 4.8 4.P' :. %Administrative Support 18.0 19.3 19.3 . % Sales 11.4 11.6 112 % Blue Collar 26.7 25.0 24.- % Precision Production, Craft& Repair 11.4 10.5 10.6 % Machine Operators 7.9 7.6 7.ti % Transportation & Material Moving 4.0 3.6 3.6 Laborers. Handlers 3.3 3.2 3.1 % Farming, Forestry & Fishing .4 .4 .4 Service: Private Household .3 .2 .2. % Service: Protective 1.1 1.1 1.1 % Service: Other 11.4 10.7 10.2 % Unemployed 3.6 3.3 3.3 • % Population in Armed Forces .1 .1 .1 - White/Blue Collar Ratio 2.3 2.5 2.2 COMMUTE The vehicle and commute variables are useful in determining the vehicle ownership that can be anticipated �4iii. around a site. Commute time refers to the total number of minutes that it takes to get from home to work. Number of vehicles refers to the vehicle ownership per household. ., % Commute Under 15 Minutes 30.1 27.8 27.0 Commute 15-29 Minutes 45.7 47.2 47.2 % Commute 30-44 Minutes 18.4 19.0 19.7 % Commute 45-59 Minutes 3.7 3.9 4.1 % Commute 60+ Minutes 2.2 2.1 2.1 - Average Commute to Work in Minutes 22 23 23 Households With Vehicles 20,327 61,342 117,530 % With 1 Vehicle • 28.9 29.8 31.8 % With 2 Vehicles 48.2 48.8 47.6 With 3 Vehicles 16.7 15.7 15.1 .: % With 4 Vehicles 4.9 4.4 4.1 % With 5+Vehicles 1.4 1.3 1.4 Number of Vehicles 40,948 117,283 217,944 Average Number of Vehicles 2.0 2.0 2.0 z ©Information Decision Systems 1-800-795-7483 Page 5 MOUNDS VIEW ECONOMIC DEVELOPMENT COMMISSION RESOLUTION NO. 97-EDC l 8 III CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION IN SUPPORT (OPPOSITION) OF THE DEVELOPMENT OF A 16-SCREEN MOVIE THEATER AND OFFICE BUILDINGS FOR SECTION 7 OF THE PROPOSED HIG€{Vd`k 10 REDEVELOPMENT PLAN WHEREAS, per the Mounds View Municipal Code Chapter 408.09, section 1, the Economic Development Commission (EDC) shall confer with and advise the Authority on all rrrat concerning the industrial and commercial development and redevelopment of the City, and WHEREAS, per the Mounds View Municipal Code Chapter 408.09, section 8, the EDC shall recommend zoning changes and development of area suitable for industrial and commerci}.( development and redevelopment to the Planning Commission, and WHEREAS, the EDC has reviewed the economic advantages and disadvantages of locatinv a 16-Screen Movie Theater and three office buildings that is proposed for the vacant land loci::;, Section 7 of the Proposed Highway 10 Redevelopment Plan, and 0ofWHEREAS, the EDC finds that the proposed use would increase the commercial tax hase the City by approximately $100,000; add new full time and part time jobs and create a largt multiplier effect by bringing new customers to the area, and WHEREAS, the EDC views this development as beneficial (detriment) to the overall economic livelihood of the commercial businesses along Highway 10 and will improve (deter) the character and vision of the corridor; and NOW, THEREFORE, BE IT RESOLVED THAT the Economic Development Commission hereby supports (opposes) the development of a 16-screen movie theater and office buildings for section 7 of the proposed highway 10 redevelopment plan. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT the Economic Development Commission recommends to the Planning Commission the approval (denial) of a zoning change for the project. Adopted by the Economic Development Commission of the City of Mounds View this 27th day of March, 1997. ATTEST: Chair SEAL) Director of Economic Development RESOLUTION NO. 95-EDA22 CITY OF MOUNDS VIEW • COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION APPROVING THE VISION STATEMENT FOR HIGHWAY 10 CORRIDOR IN MOUNDS VIEW WHEREAS, Focus 2000 stressed the importance of improving the aesthetics and accessibility of Highway 10; and WHEREAS, the Highway 10 subcommittee, consisting of three EDC members, planning commission member and a parks and recreation commission member, developed a vision statement for Highway 10 Corridor; and WHEREAS, the Highway 10 Vision Statement reads as follows: Highway 10 in Mounds View is a cohesive planned corridor that provides convenient access for business opportunities and for goods, services and hospitality amenities. Highway 10 corridor incorporates a City Center that promotes essential services for its residents and a hub for commuters. 1111 Highway 10 is aesthetically pleasing with attractive landscaping, signage, streetscapes and storefronts. Highway 10 is the local and regional link to the greater Metro Area. WHEREAS, this vision statement has been reviewed and approved by the Economic Development Commission, who acts as an advisory commission to the Economic Development Authority (EDA). NOW, THEREFORE, BE IT RESOLVED that the Economic Development Authority of the City of Mounds View hereby approves the Vision Statement for Highway 10 Corridor in Mounds View as presented. Adopted this 13th day of February, 1995. ATTEST: _ -�k�,r President •(SEAL) -6'1'1 n {-LL-LA "C Executipe Director RESOLUTION NO. 95-EDA22 CITY OF MOUNDS VIEW • COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION APPROVING THE VISION STATEMENT FOR HIGHWAY 10 CORRIDOR IN MOUNDS VIEW WHEREAS, Focus 2000 stressed the importance of improving the aesthetics and accessibility of Highway 10; and WHEREAS, the Highway 10 subcommittee, consisting of thew UDC members, e planning commission member and a parks and recreation commission member, developed a vision statement for Highway 10 Corridor, and WHEREAS, the Highway 10 Vision Statement reads as follows° Highway 10 in Mounds View is a cohesive planned corridor that provides convenient access for business opportunities and for goods, services and hospitality amenities. Highway 10 corridor incorporates a City Center that promotes essential ,• services for its residents and a hub for commuters. Highway 10 is aesthetically pleasing with attractive landscaper-_, signage, streetscapes and storefronts. Highway 10 is the local and regional link to the greater Metro Area. WHEREAS, this vision statement has been reviewed and approved by the Economic Development Commission, who acts as an advisory commission to the Economic Development Authority (EDA). NOW, THEREFORE, BE IT RESOLVED that the Economic Development Authority of the City of Mounds View hereby approves the Vision Statement for Highway 10 Corridor in Mounds View as presented. Adopted this 13th day of February, 1995. ATTEST: President (SEAL) Executie Director MOUNDS VIEW ECONOMIC DEVELOPMENT COMMISSION RESOLUTION NO. 97-EDC 18 • CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION IN SUPPORT (OPPOSITION) OF THE DEVELOPMENT OF A 16-SCREEN MOVIE THEATER AND OFFICE BUILDINGS FOR SECTION 7 OF THE PROPOSED HIGHWAY 10 REDEVELOPMENT PLAN WHEREAS, per the Mounds View Municipal Code Chapter 408.09, section 1, the Economic Development Commission (EDC) shall confer with and advise the Authority on all matters concerning the industrial and commercial development and redevelopment of the City, and WHEREAS, per the Mounds View Municipal Code Chapter 408.09, section 8, the EDC shall recommend zoning changes and development of area suitable for industrial and commercial development and redevelopment to the Planning Commission, and WHEREAS, the EDC has reviewed the economic advantages and disadvantages of locating a 16-Screen Movie Theater and three office buildings that is proposed for the vacant land located i, Section 7 of the Proposed Highway 10 Redevelopment Plan, and WHEREAS, the EDC finds that the proposed use would increase the commercial tax base Of the City by approximately $100,000; add new full time and part time jobs and create a large multiplier effect by bringing new customers to the area, and WHEREAS, the EDC views this development as beneficial (detriment) to the overall economic livelihood of the commercial businesses along Highway 10 and will improve (deter) the character and vision of the corridor; and NOW, THEREFORE, BE IT RESOLVED THAT the Economic Development Commission hereby supports (opposes) the development of a 16-screen movie theater and office buildings for section 7 of the proposed highway 10 redevelopment plan. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT the Economic Development Commission recommends to the Planning Commission the approval (denial) of a zoning change for the project. Adopted by the Economic Development Commission of the City of Mounds View this 27th day of March, 1997. ATTEST: Chair •EAL) Director of Economic Development 0 Staff Memo To: Economic Development Commission Members From: Cathy Bennett, Director of Economic Development Date: March 24, 1997 Subject: Discussion of the Recommended Concept Plan for the (5.B.) Redevelopment of Highway 10, Section 9 as proposed by SRF Consulting Group, Inc. Attached please find a draft of the recommended redevelopment plan for Highway 10, Section 9 as proposed by SRF Consulting Group, Inc. This recommended plan is the result of a three month process of demographic, market and land u r; _'s , and comments from EDC members, neighborhood residents and land owner 0 Please review and be prepared to provide comment regarding the recommended plan. A final draft will be prepared and presented to the EDA at the April 7, 1997 wok session. Barry Warner, SRF Consulting Group, Inc., will give a full presentation regarding the three month process and how they came to the conclusions that are part of the recommended plan. I am not sure if a representative from SRF will be able to attend the ni ij. Therefore, please review prior to the meeting and contact me if you have any questions. III CONSULTING G ROUP , INC . Transportation■Civil ■Structural • Environmental • Planning •Traffic •Landscape Architecture •Parking S MEMORANDUM TO: Cathy Bennett, Economic Development Director City of Mounds View Economic Development Commission FROM: Barry Warner, Principal Patrick A. Peters, Senior Planner DATE: March 24, 1997 RE: Draft of Section 9 Redevelopment Plan, Highway 10 Corridor Attached is a draft copy of the Section 9 Redevelopment Plan, Highway 10 Corridor. Please note that this is a draft and that further revisions and refinements will be made prior to presentation of the plan on April 7 and prior to publication of the final plan document. It is important to point out that the graphic at the back of the draft plan entitled "Preferred Alternative" is a working drawing and does not represent the product that will be included in the final. It has been included here for reference purposes as you work through the discussions in the text portions. The buildings, land uses and structure/parking configurations that are shown on the redevelopment sites are preliminary, yet they reflect the comments that were voiced at • the February 20 EDC meeting at which time we presented the three land use alternatives. Additionally, you will notice that very few of the design elements (pedestrian circulation elements, landscaping improvements, crosswalk enhancements, etc.) have been included on this draft version. The final plan graphic will address these elements, as well. Over the next two week we will be working on revisions to the text document as well as developing the graphic, so your comments would be appreciated by the end of this week. Please contact Cathy Bennett with your comments or make them known at the EDC meeting on the 27th, and she will forward them on to us. We appreciate your efforts as we move toward finalizing the plan for Section 9. • One Carlson Parkway North, Suite 150, Minneapolis, MN 55447-4443 Telephone (612) 475-0010 ■ Fax (612) 475-2429 An Equal Opportunity Employer TABLE OF CONTENTS A. Project Background A Proactive Vision for Redevelopment Plan Intent • B. Project Area Description General Location Topography and Natural Resource Base Transportation and Circulation Utility Infrastructure Public Lands and Community Facilities Existing Land Uses C. The Planning Process Project Scope Community Involvement Market Overview Issues, Opportunities and Constraints D. Guiding Principles Goals and Objectives E. Redevelopment Alternatives F. Plan Implementation Natural Resource Protection Transportation and Circulation Land Use Design G. Next Steps: Roles and Responsibilities • City of Mounds View Section 9 Redevelopment Plan, Highway 10 Corridor 4110 March 24, 1997 A. PROJECT BACKGROUND A Proactive Vision for Redevelopment The City of Mounds View has created a vision for Section 9 of the Highway 10 corridor. The vision that has been articulated in the Section 9 Redevelopment Plan, Highway 10 Corridor (the Section 9 Redevelopment Plan), includes a well planned, economically sound corridor abundant with new opportunities. The Section 9 Redevelopment Plan presents opportunities for the City's Economic Development Commission (EDC) and its Economic Development Authority (EDA) to promote the redevelopment of underutilized properties and to encourage new investment on vacant properties. This plan also puts forth recommendations as to ways in which the City can create an aesthetically pleasing corridor, accommodating pedestrians and vehicles alike, in a context of mixed land uses and natural amenities. The EDC and EDA have chosen to be proactive and prepare a framework planning document that will guide them in public policy decisions affecting corridor redevelopment. City leaders have recognized the potentials within the Highway 10 corridor and that changes occurring along and adjacent that roadway will define a strong character for Mounds View — a character that says community, vitality and economic well-being. Plan Intent The intent of the Section 9 Redevelopment Plan is to: • Put forth clear objectives and strategies that will guide the development and redevelopment of Section 9 of the Highway 10 corridor in Mounds View in a manner consistent with the City's goals and visions; • Identify possible future land uses and configurations that are consistent with the goals of the City, that generate revenue through an expanded tax base and that respond to market demands for goods, services and housing; • Provide direction in the selection and placement of design elements and landscape treatments within the Highway 10 corridor that can be carried beyond Section 9 to the • balance of the Highway 10 corridor within Mounds view; r • Identify pedestrian and bicycle connections within the study area and to surrounding neighborhoods and regional systems; • IdentifY those tasks that need to be carried out as a result of the adoption of this plan. 110 B. Project Area Description General Location The Section 9 study area encompasses approximately 33 acres along Trunk Highway 10 (TH 10) between County Road I and Silver Lake Road. The location map on page _ indicates the study area. Topography and Natural Resource Base Section 9 of the TH 10 corridor derives much of its character from a significant natural resource, that being the large wetland area along the south side of the roadway. The balance of the undeveloped portion of the study area is sparsely treed with little topographic relief. Transportation and Circulation No single component has as dramatic an impact on the redevelopment of Section 9 as p p does the TH 10 roadway. TH 10 carries traffic volumes of 40,000± Average Daily Trips (ADT) between Silver Lake Road (4,950 ADT south of TH 10) and County Road I (5,125 south of TH 10 and 5,800 ADT north of TH 10). Both Silver Lake Road and County Road I serve to feed local traffic to the higher level TH 10 roadway. Red Oak Drive and Sunnyside Avenue, two local streets within the study area, offer direct access to TH 10. The intersection of TH 10 and Red Oak Drive is signalized as is the TH 10/County Road I intersection. Eastwood Road is another local street along the east boundary of Section 9; however, direct access from Eastwood Road to TH 10 is not possible due to configuration of the TH 10/County Road I/Eastwood Road intersection. A number of properties enjoy direct access to TH 10 within Section 9, and it is anticipated that in light of current and projected traffic volumes as well as future roadway improvements, additional access points along TH 10 are highly unlikely. TH 10 is scheduled for turnback to County jurisdiction at some point in the future; however, such an action will not create additional opportunities for direct access to TH 10. The City of Mounds View Comprehensive Plan should be referenced for more detailed information on each of these and other surrounding roadways. Utility Infrastructure Utilities are present and/or are available to vacant parcels seeking improvements. The City of St. Paul maintains an easement along the north side of Silver Lake Pointe senior • residences, between TH 10 and Silver Lake Road, for a water trunk facility. The easement permits maintenance of this facility and offers protection from damage and obstruction. Public Lands and Community Facilities At the time of the drafting of this plan, the Mounds View EDA holds title to property located west of Eastwood Road in the northwest corner of the intersection of County Road I and TH 10. The City has no city-owned parklands or tail systems within the study area. Likewise, there are no other publicly-owned lands or community facilities (library, school, community center, administrative offices) within the study area at the present time. Existing Land Uses Section 9 is characterized by a relatively broad range of land uses, from single family residential to highway oriented commercial. The following table illustrates the range of uses and respective land area of each land use category. • LAND USE TYPE ACREAGE Single Family Residential 1.5 Multiple Family 1.62 Residential Senior Residential 2.78 Professional Office 4.95 Day Care .71 Commercial 2.55 Vacant 13.65 4 4 The study area is bordered on the north and northeast by single family residential neighborhoods; on the south by public parkland and medium-density residential; on the southeast and northwest by commercial; and on the west by medium- and low-density residential properties. C. The Planning Process Project Scope Preparation of Mounds View's Section 9 Redevelopment Plan offered an opportunity to develop a framework planning document to guide corridor redevelopment and public policy decision-making based upon consideration of: • The proximity and character of existing surrounding neighborhoods; • Future land uses; • Redevelopment opportunities; • Community character; and • The existing natural resource base. To this end, it was deter pined that: • The findings and recommendations developed in the planning process must be • creative in order to effectively recognize the variety of issues and expectations involved with the project; • The plan for Section 9 must be realistic so that the solutions put forth that can be implemented; and • The City's decision makers and administrators must have confidence that the policies contained within this plan can be relied upon to bring about positive change through redevelopment, new growth and the building of community. Community Involvement The process of defining and articulating a course for the future development of the corridor involves more than an examination of its systems; it requires an understanding of and respect for vested interests, patterns of land ownership, and the interests of surrounding property owners. Garnering input from landowners and developers serves to broaden our understanding of the study area while providing those involved with a sense of ownership and an opportunity to work together toward planning solutions that can be implemented. Community input involving broad representation of decision makers is critical to the credibility and eventual successful implementation of these planning solutions. This study employed a hands-on approach to achieving honest and realistic • results. 5 The success and ultimate acceptance of this planning product rest upon the meaningful and constructive involvement of the Economic Development Commission, Economic • Development Authority, the Planning Commission, property owners, the development community, other concerned agencies and stakeholders, as well as the general citizenry. Community involvement in this planning study was critical to achieving broad support for the development of this policy document and will prove to be even more valuable as the concepts put forth in this plan are implemented. During the planning process, several public meetings of the Economic Development Commission were held in a workshop format in order to maximize participation and to optimize input. Opportunities and constraints affecting the development and redevelopment of properties within Section 9 were advanced and refined based upon input from Economic Development Commissioners, City staff, Ramsey County officials and City Council members. Most importantly, individual property owners and those with property interests within Section 9 have had opportunities to benefit from the information gathered during the process and to voice their support or concerns on aspects of the preliminary planning scenarios. To this end, the planning process involved landowners and developers in personal dialogues to elicit their feedback on. A public design workshop also was held on a Saturday morning to afford yet another opportunity for property owners, land developers and the general citizenry to contribute to the planning process. 41) Market Overview As a partner in the consultant team, Towle Real Estate Company's Appraisal/Consultation Services conducted a market overview to provide a general understanding of real estate market activity, trends and conditions and private development interests available to Mounds View. The market overview was used as baseline information for the Section 9 Redevelopment Plan and will be used in the future to assist the City of Mounds View in determining realistic possibilities for development or redevelopment of the subject portion of Highway 10 in Mounds View. The market study: • Summarizes the current land uses and those that do not exist in the surrounding area; • Identifies the land uses that are a possible fit for the redevelopment/development area; • Discusses the existing uses within the subject area and what, if any, community value they contribute; and • 6 • • • Analyzes the issues of the existing multifamily apartment complex, the accessibility of the vacant land sites and the impairments with regard to the wetland and surrounding low-lying areas. • The summary findings taken from that study follow. The complete text of the market overview is included in the appendix of this plan. • "All the existing improvements, with the exception of the insurance agency on the south side of Highway 10, should not be removed for redevelopment. Although some discussion has gone on regarding the viability of the Pleasant Wood Apartments, the issues at hand are the result of poor management and not the real estate itself. As a result, these improvements are believed to all considerable value to the underlying land. All of the other improved properties fronting Highway 10 appear to house healthy businesses, and the structures themselves are believed to be in good condition and offer significant contributory value to the property as a whole. The insurance agency, which is a former single-family home, should be demolished so the size and utility of the surrounding vacant land can be increased. • "Two separate areas are currently feasible for redevelopment in the study area. The first is located on the southwest side of Highway 10 on the southeast quadrant of Silver Lake Road and Highway 10, and the second is located on the northwest corner of Eastwood Road and H.ghway 10...It is evident the larger tract of land in the • southeast corner of Silver Lake Road and Highway 10 has a highest and best use which is oriented for some type of mixed-use development that may include one or more of the following: 1) some type of more intensive commercial development, located in the immediate southeast corner of Silver Lake Road and Highway 10, maximizing the exposure and excellent access to this site; 2) a low-rise office and/or medical/professional building that would be oriented for either a single tenant or multiple tenants; 3) some type of destination-oriented commercial service facility (or facilities) such as light auto repair, a mortuary, a bank, etc.; and 4) a higher density residential project or partially- or fully-assisted senior housing complex. Not all of these uses could be built on this property...but a combination of two or three is definitely possible...The most valuable piece of undeveloped land in the entire study area is the immediate southeast corner of Silver Lake Road and Highway 10. This part of the subject site should be oriented for commercial business that relies on impulse traffic, rather than destination-oriented traffic. • "Due to the inability to build on or around the wetland area, this part of the subject property should be some type of public park or be incorporated into a private development as an amenity feature, [with] walking trails around this area and creating a small park or picnic area which would benefit the existing senior housing facility and the surrounding residential property on the west side of the subject area. • 7 • "The third vacant site on the southwest side of Highway 10 is found on the southeast side of the TJB Homebuilders property. We have been told this site does have buildable soils, and a portion of the wetland area could be used as green space and • setback area for any development of this small parcel. However, the uses of this site are limited because of its smaller size. While many traffic-intensive commercial sites (such as a fast food restaurant or a gas station) do not need a very large structure, other site requirements such as parking or drive-through facilities dictate the need for a larger site size than this parcel offers. As a result, this small site is best suited for a smaller office building like the TJB Homebuilders structure next door, or a light auto repair facility that creates much less traffic and requires much less parking. Access to this parcel is also an issue, and it would most likely have to come directly off Highway 10 from the southbound lanes only. • "Looking at the vacant land on the north side of Highway 10, in the northwest corner of this thoroughfare and Eastwood Road, it is clear this site cannot be used for any business that relies on turning over a high volume of traffic. Although it is highly visible from Highway 10, its access is very limited and may even be very circuitous once all of the redevelopment of the area is done. Thus, this parcel has to be destination-oriented in nature. Furthermore, most of the surrounding property is residential--both low-density and higher-density--so their presence may also have a limiting affect on the types of uses that could realistically go on this parcel. For this reason, its highest and best use is believed to be residential in nature; most likely being of a more medium-density type of facility such as townhomes or quadhomes. • There is a possibility of developing a destination-oriented business that generates little traffic, but a zoning change is needed, and the access points would also have to be addressed. Issues. Opportunities and Constraints Preparation of the Section 9 Redevelopment Plan required careful consideration of a broad range of issues, opportunities and constraints present within the study area. Furthermore, the ultimate success of the Section 9 Redevelopment Plan rests in the effective implementation of a set of goals and objectives that evolved out of an analysis of these issues and opportunities. This analysis of the various systems affecting the corridor served as the groundwork for the balance of this planning study. 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CZ 3O O C/) cs -- rr �^. c3 0 0 0 0 0 0 0 0 N 4-1 O • M c/) (=) p �M U L — N N a) 0 o o a) 0 •0 • = , , w, . 0 0 i, , 07 U "o0 cd0 , 5' 3-0.0 =�.- oUi1..O 73 +�3.C 8 • Q acI],.fl c3 p• -0 G=. o 0 0 0 U "d O\ i' C :.fl ih 70 G ci p O a i � 0 "0 0'0 . . i E2 0 Q.� � = tt � � 0 = r 0 rUp g I.=, `" t, ECI) E 1) ° 0 CAO 344"-, C/1a"o C C ; D. Guiding Principles There are some broad considerations that were drawn from the initial phases of this project that can serve as a prelude to the identification of Section 9 goals and objectives. These overarching issues represent the guiding principals that helped form the vision for Section 9 and, subsequently, guide development of the goals and objectives that follow. 1. The redevelopment of Section 9 of the Highway 10 corridor must reflect the vision of the community yet must recognize the existing physical, economic and social environment. 2. The character of the Highway 10 corridor is that of a broad, high-volume, trunk highway that is often portrayed as a barrier to community unity. The fundamental qualities that characterize this roadway as such cannot be changed to any great extent by the successful achievement of this plan's goals and objectives. 3. Any efforts to enhance the image and health of Section 9 must give consideration to land use, amenities and design elements that lend distinction to the area. Steps taken to affect meaningful change within Section 9 are necessary and reasonable at this time. 4. The plan for the redevelopment and enhancement of Section 9 is a tool to initiate action, to provide momentum, to guide the development community and to give policy direction to community decision makers. S. The continued vitality of Section 9 and the balance of the Highway 10 corridor relies upon • establishing and maintaining a mutually beneficial, cooperative relationship between City government representatives, business people, property owners and community residents. Section 9 Goals and Objectives The set of goals and objectives that have evolved out of this planning process will serve as policy statements to guide the decision-making process in matters that affect the development or redevelopment of corridor properties. The Section 9 goals and objectives have evolved from the refinement of various sources of baseline information and stakeholder input as well as the identification and analysis of a series of issues, opportunities and constraints. LAND USE • Goal #1: Section 9 represents an area of diversity and mixed land uses, and the City will encourage and support the continued establishment of a wide variety of land uses in order to generate interest and to promote opportunity. ° Objective: To support development plans and programs that encourage the mixing of uses in order to generate and maintain interest and diversity within the area. ° Objective: To ensure that the City's Comprehensive Plan acknowledges the benefits 1110 gained from land use diversity within the corridor. 18 o Objective: . To ensure that land use controls (subdivision regulations and zoning ordinance provisions) facilitate the creation of mixed use areas. • • Goal#2: Highway 10 is a highly visible corridor; and, as such, the City will strive to achieve the highest and best land uses for properties within Section 9. o Objective: To target those commercial uses that provide needed services and products for Mounds View residents and that attend to the needs of the motoring public. o Objective: To identify those residential uses that would enhance life-cycle housing opportunities within Mounds View and that would furnish residents with safe, affordable and livable shelter. o Objective: To target uses that are compatible with surrounding land uses. DESIGN • Goal #1: Section 9 will serve as an area for the implementation of creative techniques for achieving functional as well as aesthetic excellence in design. o Objective: To create or integrate facilities that enable or enhance pedestrian and bicycle circulation and provide connections to existing and proposed trail facilities beyond • Section 9. o Objective: To utilize those standards and elements of design that generate interest, express vitality, lend character and help to define a "sense of place" for the neighborhood and the corp idor. o Objective: To incorporate design elements within Section 9 that will be of a scale and character practical for adoption throughout the Highway 10 corridor in order to create a single design character. • Goal #2: Planning for the redevelopment of Section 9 will afford the City an opportunity to address city policy and regulatory standards that can promote thoughtful and responsible site design methods and property maintenance issues. o Objective: To promote the use of contemporary standards in the design and construction of parking facilities that are environmentally sensitive and aesthetically pleasing. o Objective: To ensure that the City has landscaping standards that require andior encourage the planting of trees and shrubs along major roadways, within parking lots and public open spaces, and as buffers between land uses. • ° Objective: To support positive sign regulations that facilitate advertising while avoiding deterioration of the visual environment. 19 o Objective: To maintain and enhance both the natural elements and structural improvements of properties within Section 9. TRANSPORTATION AND TRAFFIC i • Goal #1: The transportation system within and adjacent Section 9 will be of sufficient capacity to move traffic safely and effectively. o Objective: To address the issue of street access for all properties within Section 9 as part of the ongoing evaluation of plans for site development. o Objective: To maintain a continuing understanding of elements of the transportation. system (traffic signals and signs, street surfaces, medians, streetlighting) to accommodate existing and anticipated levels of traffic. o Objective: To consider how decisions that affect the transportation system within Section 9 may impact the balance of the Highway 10 corridor. o Objective: To work with Mn/DOT and Ramsey County officials to ensure a coordinna;for. approach to land development as it may affect area roadways. o Objective: To promote the establishment or expansion of transit elements to serve those who work, live and do business within Section 9. • • Goal #2: The pedestrian and bicycle systems within and adjacent Section 9 will be developed and maintained to encourage their safe and enjoyable use. o Objective: To help promote alternative modes of travel. o Objective: To contribute to a network of community trails and pedestrian ways and to make connections with regional trail facilities. o Objective: To facilitate pedestrian movement between residential neighborhoods, commercial service and retail centers and public open space. o Objective: To contribute to the diversity of recreational opportunities within the community. • 20 o Objective: To lend an atmosphere of activity to the corridor. PARKS, OPEN SPACE AND NA fURAL RESOURCES • • Goal#1: Section 9 will exemplify the City's commitment to achieving and maintaining open space for use by the community o Objective: To promote the incorporation of public or private open space on development and redevelopment sites within the corridor. o Objective: To establish an image within the corridor that can serve to demonstrate to the broader community the importance of open space. o Objective: To encourage the reduction in the amount of hard-surfacing through shared parking arrangements in order to derive more useable open space. o Objective: To determine whether reasonable sites exist within Section 9 for the establishment of public parklands. • Goal #2: The City recognizes the importance of its natural resource base and will strive to maintain these valuable amenities. o Objective: To incorporate sensitive natural resources into development plans in a manner • that promotes the creation of on-site amenity features for enjoyment by the broader community. o Objective: To support the retention of mature tree stands on properties within the corridor where such woodlands can reasonably be incorporated into site design and will not significantly compromise the site's development potential. o Objective: To enhance existing wetlands in order to derive maximum aesthetic benefit for surrounding properties. ECONOMIC DEVELOPMENT AND REDEVELOPMENT • Goal #1: Economic development and redevelopment efforts within Section 9 will focus on the creation of a strong and diverse neighborhood while enhancing the city's tax base. o Objective: To retain existing businesses where possible. o Objective: To recruit those businesses that would enhance and diversify the business climate within Section 9 and along the entire Highway 10 corridor. o Objective: To target uses that can contribute to an increased tax base for the city without compromising sound land use planning practices or corridor goals and objectives. 21 o Objective: To provide financial assistance, in conformity with EDA policy and State Statutes, in the establishment of needed and desired uses. • Goal#2: The City will promote Section 9 and other areas of the Highway 10 corridor within • Mounds View as an area of new opportunities and new ideas. o Objective: To highlight Section 9 as a redevelopment demonstration area within the Highway 10 corridor. o Objective: To make area businesses, local and state agencies, service organizations, property owners and the development community aware of the corridor enhancement and redevelopment efforts. o Objective: To provide a setting for local events which highlight the residential and commercial opportunities of Section 9 and the balance of the corridor. E. Redevelopment Alternatives Three alternative redevelopment scenarios were developed as part of this planning process, and the products of this task took both graphic and text founs. This exercise was intended to provide the EDC with alternatives for the future development and redevelopment of properties within Section 9. The following table presents the text version of these three alternative scenarios. Upon consideration of the three alternatives, a preferred alternative emerged that essentially combined those elements of each scenario that best reflected the Section 9 goals and objectives. 410 The reader is encouraged to use the illustration entitled Preferred Alternative contained in this report for visual reference to the elements identified in the matrix. F. Plan Implementation The following discussion outlines particular components of the Section 9 Redevelopment Plan as they relate to the issues identified above. The Preferred Alternative illustration contained in this report is the graphic representation of the following discussion, and the reader is encouraged to reference that illustration for elements identified in the discussion. Natural Resource Protection The large wetland area on the south side of TH 10 represents the one significant natural amenity within the Section 9 study area. The wetland offers value to the redevelopment area by offering a focal point and serving as a unifying element. New residential and office uses will front on the wetland and, as such, it becomes a visual amenity. A pedestrian walkway will encircle the wetland, connecting the area to other segments of the area's pedestrian system. The wetland also will serve as the one natural element that can lend character and charm to what will become a fully developed section of Highway 10. 1 .. C N U C cn '`c... 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C 013 C,0 Z = a . 5, c:h • .— a o E ..le ',- x = --,-. gca. t.2 `''-'' =1 0 tr) .=•-• "0 ••-• 0 -7 77 C:1 CI 73 :° = 0 - • h •-•• 4...," E5 c,3 0 .c.. ••-• C.) r:Z ii 0.-a -,t 0 Cl) .E .= 0 Cr) c ›. 7,2 -0 rC'• -- tri ,-• CZ (U = ,••• - r...4 a. .... 15 d.) ... = cli 1110 '-'-' 0 cl W Q e..44 •-• > 76' ,.... 0 NCC C1 ‘-"• , It is clear that the wetland area plays a significant role in how abutting properties can and should be developed. The value of the wetland as an amenity has already been stated; but there are also limitations placed upon the surrounding properties by local land use controls that were adopted 411 to protect such amenities. The City's wetland ordinance considers potential impacts from development on adjacent wetlands by imposing a significant setback from these sensitive areas. However, since protection is the goal, there is precedent for minimizing this restriction if adequate wetland protection measures are incorporated into site design and during construction. Furthermore, City ordinances require dedication of wetlands as public parklands if the wetlands are part of a subdivision plat. It would appear that this particular requirement will be given careful consideration by land developers in their efforts to balance maximization of return with the ramifications of a public vs. a private wetland amenity. This ordinance provision also will impact how walkways are to be developed around the wetland and who is to be responsible for their construction and maintenance. These are all issues that will arise during site plan review discussions of the wetlands and subsequent discussions between the City and the developers. Transportation and Circulation The roadway network within Section 9 is well established and serves both neighborhood and commuter level needs. As mentioned, it is highly unlikely that new access points will be permitted along TH 10 in the future, in consideration of existing and expected traffic volumes and so as not to diminish speeds along TH 10. The Preferred Alternative reflects this consideration as it contemplates only improvement of two existing access points along the south side of Highway 10 and the relocation of the access point to the Pleasant Wood Apartments on • the north side of the roadway. Eastwood Road forms the easterly boundary of the study area, and property owned by the City's EDA fronts on this street. However, the EDA parcel does not have access to TH 10, and its access to County Road I is limited to right in/right out by a median. In this case, the area's roadway network is troublesome to redevelopment of the EDA parcel. As discussed later under the land use section, this access limitation plays a major role in how this property is to develop. The sole roadway improvement that is recommended for Section 9 is the construction of a hard- surfaced turnaround at the north terminus of Mounds View Drive located just south of the wetland area. This improvement will define the end of this roadway and create a much needed transition between vehicular and pedestrian rights-of-way. Pedestrian circulation throughout Section 9 and the corridor as a whole can be enhanced through the introduction of pathways and sidewalks that serve as connections between uses within the study area as well as with city-wide and regional trail systems. The Preferred Alternative illustrates the addition of sidewalks along both sides of TH 10, along the east side of Red Oak r�-__. and along portion of Eastwood rte_._ Upon � i of the along a Eastwood Drive. Upon redevelopment the properties along County Road I, a sidewalk should also be constructed to provide a connection to sidewalks along TH 10. 410 A pedestrian trail is shown around the wetlands within Section 9, and the Preferred Alternative also contemplates construction of a trail along the City of St. Paul water easement, connecting on 25 the east with the new sidewalk along TH 10 and on the west connecting with the new Silver Lake Road sidewalk. This element also provides a connection to a larger trail system that is planned for extension along County Road I. Land Use 111 The following land use recommendations for the Section 9 Redevelopment Plan were developed in accordance with the goals and objectives developed for Section 9; in recognition of the results of the market overview provided by Towle Real Estate Company; and in conformity with sound land use planning practice. This discussion addressed only those properties for which the use or reuse of the properties are recommended for change. The Preferred Alternative graphic may be used as a reference for this discussion. Residential Significant opportunities exist for the development and redevelopment of various types of residential uses within Section 9: Properties: Mounds View EDA, PTW Investments and Pleasant Wood Apartments The EDA-owned property does not have direct access onto TH 10; and due to a median in. County Road I adjacent the property, access to that roadway is limited, as well. As such, the site on its own is not suitable for high traffic generators such as office or commercial uses. The property's overall utility as a free-standing property is questionable in light of these traffic limitations. Consequently, the contribution of the EDA property to the vitality and character of Section 9 will not be significant unless it is combined with the vacant properties abutting on the • west owned by PTW Investments. However, the PTW Investments property does not currently have access to TH 10. Therefore, any reasonable expectation for significant development of the EDA and PTW properties must rely upon shared access with Pleasant Wood Apartments. The recommended course of action to create new residential opportunities on the north side of the corridor while addressing the distressed aspects of the apartment complex is to: o Facilitate major renovation of Pleasant Wood, including interior and exterior rehabilitation and site improvements; o Secure townhome or other medium density residential configurations for the EDA/PTW site; and o Create shared access point as indicated on the Preferred Alternative. It is important to recognize that Pleasant Wood Apartments represents a significant investment as well as a notable revenue source for the City. It is in the best interest of all concerned that all of the properties between the Pleasant Wood and Eastwood Road be considered a single development/redevelopment site, not only for access purposes but so that current and future investments can be maintained. If Pleasant Wood Apartments are not improved and maintained, it will be difficult at best to secure uses for the EDA/PTW properties that will contribute positively to the character of the corridor. 26 Property: Jones, Duchesneau, Demeules, Emmel (located south and east of Win Insurance) Input received at a variety of forums and meetings indicated that senior housing is successful in the area at Silver Lake Point Apartments and that more is not only appropriate but is needed • within Section 9. The Preferred Alternative recommends the siting of a higher-density senior residential facility just to the northwest of the wetland. Silver Lake Road would be accessible by an access drive dedicated to this residential use, as a through connection to TH 10 would encourage cut-through traffic, thereby detracting from the residential setting. This development would benefit from surrounding commercial developments as well as from the proximity of the public parkland across County Road I and the walking trails around and extending beyond the wetland area. The wetland itself serves this residential community as an amenity, and the building should be designed to maximize views of and exposure to the wetland. Commercial Property: Western Bank It appears that there is adequate room in the northwest corner of the Western Bank site on which to construct a professional office building of some 2,000 to 3,000 square feet as bank officials have indicated they may wish to pursue. From a land use standpoint, such a use would not be inappropriate for the site and would create a better sense of scale for this property. The size, configuration and location for the office structure is largely dependent upon platting. parking, and setback arrangements to be addressed with the Community Development Department at the time permit application. • The location contemplated on the Preferred Alternative graphic suggests that several mature trees may have to be removed to accommodate such a structure. The existing trees serve to create a park-like setting within this corner of the bank property and also serve to create a buffer between residential properties and the bank. The City and land owner should work together to incorporate as many of these mature trees as possible into the site design for the new structure if it is found that the trees do not significantly compromise the site's development potential. Property: Win Insurance, Jones, Duchesneau, Demeules, Emmel (located south and east of Win Insurance) The properties at the southeast corner of TH 10 and Silver Lake Road, one the site of Win Insurance and the other vacant, are identified together in the market overview by Towle Real Estate as a prime site for convenience commercial or other uses that would rely upon exposure and ready access to TH 10. This corner is not a destination corner but represents an opportunity to establish a highway oriented use that offers goods and services to the motoring public. In light of Towle's recommendation and in consideration of zoning patterns along TH 10. it is recommended that this property be rezoned to accommodate such a use. As an alternative, the corner lots can be incorporated into a Planned Unit Development (PUD) that would encompass all properties within Section 9 that lie north and west of the wetland. The • intent here would be to minimize the segregation of sites into distinct building pads with distinct and separate traffic circulation systems, landscaping and architectural character. It is importani. that this greatest of all opportunities within Section 9 be optimized and that steps be taken to 27 work cooperatively to establish a development that reflects a heightened image for the corridor. Architectural standards will play an important role on this site, and the PUD approach, as intended, would provide the City with reasonable control over site design while affording the developers an enhanced level of flexibility. Two office buildings are indicated on the Preferred Alternative—one along Silver Lake Road and another along TH 10 just west of the offices of TJB contractors. A professional office use is recommended along Silver Lake Road in order to limit the commercial to the TH 10 frontage and to serve as a transition between those intense commercial uses and the residential uses to the south and west. Here again, the entire subarea could benefit from the carefully planned unification of this office site with the commercial corner and professional office along TH 10. The concern would be to not encourage cut-through traffic between Silver Lake Road and TH 10. Access to TH 10 is the primary issue for the professional office building contemplated for that frontage. A new access drive will not be available for this use, and it will have to rely upon a shared driveway configuration. The Preferred Alternative suggests a shared access with TJB contractors. Additionally, proposing an office structure for this property also serves to limit the commercial uses on the south side of the highway to the TH 10/Silver Lake Road intersection. The Preferred Alternative reflects the potential for maximizing the area's tax base by identifying a site for an additional office building just to the east of TJB contractors, on a small pad of land immediately abutting the wetland. While it appears that adequate land area is available, it is not clear whether such a structure can satisfy required setbacks from both the TH 10 right-of-way and the wetland. This office structure would rely upon the TJB site for shared access and supporting parking. 111 Design The intent of incorporating urban design elements into the Section 9 redevelopment effort is to help unify the corridor while improving its image and enhancing its identity. Additionally, the introduction of elements of design strengthens subareas within Section 9 by reinforcing a sense of neighborhood, establishing a classic appeal and charm and carefully treating the transition or "edge" areas between adjacent land uses. With regard to the corridor as a whole (within and outside of Section 9), several design approaches can be implemented that, when combined, can achieve the goals and objectives of this plan. • Wetlands, woodlands and open space must be viewed as amenities within the corridor and, where possible, should be incorporated into site design as amenities to serve as unifying elements; • High quality architectural design must be a consideration for new or renovated structures along the corridor. Corridor identity is defined by an aggregate of images and impressions. As such, architecture, along with building setbacks, parking lot design and lighting and on- • site landscaping are important considerations in redeveloping the TH 10 corridor. 28 • Cross streets can be used as welcoming gateways to the various neighborhoods along the corridor. 10 • Accommodations can be made for non-motorized crossings of TH 10, along with parallel trail and sidewalk routes within and adjacent to the corridor. • Uses sensitive to the high traffic volumes of TH 10 can be buffered without building an opaque wall. It is equally important to roadway users and community businesses alike that roadside developments, neighborhoods and community character be evident from the roadway. Beiuiing and landscaping can be used effectively to accomplish both goals when placed strategically. Likewise, the integrity of residential properties abutting Section 9 land uses must be protected or enhanced with effective landscape buffering and screening. • Canopy trees can be utilized along the entire corridor, within or adjacent to the right-of-way, to provide character to the roadway edge and to help minimize the perceived width of the TH 10 right-of-way by contributing to more of a pedestrian scale. Regarding Section 9 specifically, the following design recommendations can be implemented during property development and redevelopment to enhance the area's identity. • Areas of transition between abutting and conflicting land uses area often non-existent. Existing and future residential areas within and immediately adjacent Section 9 properties must be protected through the use of effective buffering techniques that utilize earth berms and landscaping. • The creation of pedestrian connections with adjacent neighborhoods can be encouraged to promote activity and a sense of community within Section 9. • The wetlands and the wetland fringe can be used as organizing elements and as public open space. This element is extremely important to how the south side of TH 10 is developed and, ultimately, perceived. Uses established on properties abutting the wetland should incorporate views of the wetland area in site design and building organization. In order for this amenity to be optimized, the following approaches can be used: o Remove debris and foreign material from wetland and surrounding vacant land; o Incorporate new plant material along the wetland edge that is consistent with the natural growth; o Provide trails segments that encircle the wetland and extend to create neighborhood connections; o Provide interpretive signing, boardwalks and overlooks that enhance the wetland and the public's enjoyment of it without detracting from the natural setting. • Employ the St. Paul water utility easement as a greenway that can be used as a linkage in the east/west community trail and to adjacent neighborhoods and residential or commercial developments in the area. This greenway also can be used along with the wetland basin as an • organizing element for this subarea of Section 9. Levels of improvement for this easement could include pedestrian level lighting, boulevard plantings (shrubs, perennial gardens), pedestrian furniture (benches, trash receptacles) and, perhaps, public art. 29 • Connections should be made to open space and recreational uses across County Road I. Crossings of County Road I at Silver Lake Road and another near Silver Lake Pointe can be enhanced to assist pedestrians and bicyclists with locating appropriate crossing points. • • It would be appropriate that the plant material selected for Section 9 consist of native varieties that would carry forward the theme of accentuating the area's natural resource —the wetlands. A list of native Minnesota varieties is included here to assist in the selection of plant material for this area. o Trees: Black Spruce, Paper Birch, Trembling Aspen, Willow, Tamarack, Green Ash, Northern Red Oak, Balsam Fir, White Spruce, White Cedar. o Shrubs: Alder, Dogwood, Willow, Bog Laurel, Bog Birch, Hazelnut, Honeysuckle, Raspberry, Chokecherry, Juneberry. o Herbs: Sedges, Horsetail, Reeds, Cattail, Lily of the Valley, Bracken Fern, Goldenrod, Hepatica, Violet, Solomons Seal, Bellwort, Ostrich Fern, Jack-in-the- Pulpit, Cottongrass, Starflower. G. Next Steps, Roles and Responsibilities The Section 9 Redevelopment Plan was prepared, in part, to • Serve as a springboard for the implementation of the plan's goals and objectives by directing those involved in the development of land within Section 9; and • • Identify those tasks that need to be carried out as a result of the adoption of this plan. In accordance with these plan objectives, a number of tasks require action or immediate attention subsequent to plan approval. These tasks are identified in sequential order below along with the corresponding office or agency responsible for implementation. TASK RESPONSIBLE PARTIES • Identify any modifications to land use controls and comprehensive City Staff plan resulting from adoption of Section 9 Redevelopment Plan City Attorney and, if necessary, submit to City Council and Metropolitan City Council Council for review and approval Metropolitan Council • Identify economic development funds and review economic City Staff development programs and policies in light of priorities contained Economic Development in this plan Commission Economic Development Authority Municipal Finance Advisor • Identify specific locations for trails and sidewalk connections in City Staff accordance with the City's Trail Plan Parks Commission Property Owners/Developers • Work with Mn/DOT and land developers to secure firm positions City Staff on access points to TH 10 Mn/DOT Staff Property Owners/Developers • Identify other subareas within the TH 10 corridor for further study City Staff and incorporation of features from Section 9. Economic Development • Commission Planning Commission 30 APPENDIX 40 INTERVIEW QUESTIONS AND RESULTS The following questions are indicative of the scope of issues and level of detail that were discussed during conversational interviews with property owners or others with property interests within Section 9. Individuals who were interviewed or who had requested and received a separate meeting with the consultant for this planning project were Charles Durand, Ralph Durand, Daniel Richmann, Dale Jones, Cliff Hereid, George Sherman, Jeff Huggett and George Winiecki. Character • How do you envision the character of the redevelopment within this section of Highway 10 (e.g., Is it characterized by free standing developments? Are there potential linkages/connections that can or should be made?) • What kind of an impact does Highway 10 itself have on how this land is developed? • What are the potential pitfalls associated with the development or redevelopment of properties within the study area, and what can be done to temper such risks? • What are the most positive aspects related to the development or redevelopment of propertes within the study area? Why? • How do you see this section of the Highway 10 corridor fitting in with or relating to the balance of the corridor within Mounds View? 40 Land Use • What do you believe to be the highest and best use for the property in which you have an interest? Why? • What impacts will your land use proposal have on other land uses within and adjacent to yr a property? • How do the existing land uses within and around the study area affect what you envision for the property under your control? • Do you think there should be more residential opportunities within the study area? If so, what kind? • What kinds of opportunities do you see within the corridor for redevelopment (e.g., property assembly, demolition, EDA land purchases, etc.)? Regulatory Issues • Are the city's land use controls amenable to development or redevelopment within the area? Why or why not? • Is the current zoning pattern appropriate? Why or why not? • What roles do you see MrnOT and Ramsey County playing in the development of your property or in the development of the corridor as a whole? Environment 40 • What role do the wetlands and other natural environmental factors play in the redevelopment of the south side of Highway 10 and how should these elements best be addressed? 31 Design • What design elements, if any, are needed in order to enhance this section of the Highway 10 corridor? • To what extent are such elements important for the success and viability of the area? Finance • Are incentives or public financing necessary for the development of your property? ISSUES PRIORITIZATION The following series of questions were posed at a workshop meeting of the Mounds View Economic Development Commission. The corresponding responses follow each of the questions. This method of issues prioritization helped the Commission focus on the important land use matters and difficult redevelopment issues within Section 9. I. What are three potential pitfalls or difficulties associated with the development or redevelopment of corridor properties? A. Wetland area poses limitations to site development B. Potential for uncoordinated development in light of ownership patterns C. Business owners may object to limited access from Highway 10 (may be a perception of being "penalized") D. Nearby single family residences require buffering E. Cost of redevelopment (acquisition, relocation, and other costs) F. Increased traffic may result G. The current zoning pattern is not coordinated—requires rezoning H. Land assembly is required I. Care must be taken to coordinate new development with existing uses J. Creating a design image K. Soil problems may limit development—associated cost of mitigation L. Failure to extend vision beyond Section 9 II. What are the three most positive aspects related to the development or redevelopment of properties within the study area? A. Potential for increased property values and increased tax base B. The 2 existing signalized intersections provide controlled access points C. Potential to create high quality service center that provides community and sub- regional services D. Will unite community E. Creates positive or improved city image F. Opportunity to stimulate community input/awareness G. Source of City pride—will set precedent for additional improvements along corridor H. The visibility afforded by Highway 10 I. Existing businesses form strong foundation for redevelopment • J. Wetlands as an amenity K. Creates sense of community 32 L. Potential to establish services (commercial and social) for residents of senior housing M. Creates opportunities to increase buffering techniques N. Redevelopment can have positive impacts on adjacent single family residential • 0. Potential to attract high quality development without the associated fiscal impacts to the city III. What are three land uses that are most appropriate within this section of the corridor? A. Multifamily housing stock that increases number of owner occupied units B. High volume retail C. Senior housing with associated commercial and office D. Mixed use—multifamily housing with associated services E. Good "sit-down" restaurants F. Mid-level grocery G. Public use of wetland H. Services supportive of senior community—both commercial and social services IV. What are three land uses that are not appropriate within this section of the corridor? A. Junkyard B. Heavy industrial C. Anything that contributes to a poor image D. Single family residential • E. Schools F. Churches G. Used car lot/new car dealership H. Any development (such as too many offices in a single mass) that denotes uniformity, lack of creativity, excess bulk, stale image, etc. I. Uses with external truck docking facilities J. More service stations K. Mini-storage L. Mini-golf or commercial outdoor recreation V. What role should the City play in the redevelopment of properties within the corridor (e.g., property assembly, demolition, EDA land purchases, etc.)? A. City should establish the framework or vision and make sure there are the necessary regulatory controls to implement vision (zoning ordinance revisions, overlay districts, etc.) B. City needs to be proactive in using funds to facilitate development within the scope of plan C. City is obligated to do this right D. City involvement in trail development • 33 FEEDBACK FROM DESIGN WORKSHOP On Saturday, February 8, 1997, the Economic Development Commission hosted a community- wide design workshop in the lobby of the Western Bank within Section 9. The purpose for this workshop was to brainstorm and generate alternatives to the land use, environmental, transportation and design issues within the corridor and to generate community interest in this planning effort. Feedback received at the workshop has been categorized by major issue area. Land Use o Two residents of homes along Silver Lake Road do not want to see any commercial established at the intersection of Silver Lake Road and CR"I" o Significant support was voiced for the establishment of senior housing within the corridor, specifically within the area north and west of the existing senior complex and on the vacant parcels along the north side of Highway 10. Several discussions involved providing for varying levels of independent and assisted living arrangements within the immediate area to allow residents to age in place. o Some of the residents acknowledged that some level of residential use could serve as a transition use between the highway corridor and the Silver Lake Park neighborhoods. o Mention was made of a convenience establishment or restaurant such as Boston Market or Old Country Buffet (restaurants catering to seniors) on the Win Insurance site. o Mention was also made that Mounds View does not need another convenience store. o Offices would fit in well along Highway 10 frontage between Win and TJB. o Townhomes would be nice on the EDA property; commercial or office is not reasonable. o Good uses are needed within Section 9 to increase value of properties of adjoining properties. o Some people felt that an office complex would offer great successes for the corridor. • o One person who was familiar with some of the public safety issues within the corridor spoke of his desire to get rid of the multifamily housing complex. o With regard to the multifamily units, one person spoke of how "bad" the population diversity was. o A couple of comments were received supporting the development of a senior housing complex on the EDA/PTW sites if combined. Transportation o There need to be transit services that would serve seniors within the area. o There is terrible congestion during rush hour on Silver Lake Road at its intersection with Highway 10. o Several people noted that new access points along Highway 10 are not realistic in light of the traffic volumes and that this is accepted as a given. o Need to look at cul-de-sac design for terminus of Mounds View Drive near the wetland. o The speed limit is not enforced along Highway 10. o Highway 10 is perceived by some as a barrier (but a barrier that perhaps can be bridged or overcome by pedestrian elements that promote safety and logical circulation). Pedestrian/Bicycle Circulation o The pedestrian bridge may or may not happen at Long Lake Road near the library. People • with children see that the bridge is necessary for safe crossing of Highway 10, and people without children are not willing to support the bridge crossing. 34 o Sidewalks along Highway 10 are not needed for access to businesses and services along that roadway, but are needed to make connections between the adjacent neighborhoods, area parks and the regional trail system. • ° Sidewalks are needed along Silver Lake Road to help access bus service. o The St. Paul utility easement is appropriate for pedestrian element that services the immediate neighborhood but cannot and should not play a role in the regional trail system. o Pedestrian connections to the neighborhoods are badly needed, and redevelopment of the corridor needs to address this. o Concept of a boardwalk overlook in the wetland received mixed reactions. o There need to be enhanced pedestrian crossings at the signalized intersections within Section 9. Design/Character/Image/Landscaping o The wetland area provides good wildlife habitat and should be left as is. o The wetland area should be filled because it is an eyesore. o Several people questioned the possibility of doing some planting within the right-of-way or within the median specifically. o One person said that the long-time residents of Mounds View live with the mythology of this being a rural community — perhaps some images are needed to enhance this mythology within the corridor. o Mounds View is a small, suburban community, and many people within the metro don't even know where it is. o City Forester (shared half-time with New Brighton) currently does landscaping reviews and • recommendations. Does the City need to give thought to establishing minimum landscaping requirements in zoning ordinance? o There are better things to be done with the tax dollars than creating design elements, landscaping, pedestrian bridges, buying ballrooms, etc. o Screening and buffering between residential and non-residential areas needs to be done better. o There needs to be landscaping incorporated into both existing and new parking lots. o Overhead utilities along Highway 10 may pose a barrier to establishment of overstory or conifer trees. o Large trees in front of multifamily complex provides for screening of unattractive apartment structures. • 35 C al 8 6 6 C R L c c C c c 02) or, CO c E ri. 7'a' -°e,' u u c u 0 cu9 2 29 o v m 2 m 2 g. ai) '5 c 5 ul .5 _ _ p 0o- 0/l= 1 E - _ - _ c_ cC c r L a) R 2 C- f @ R 8. 1 .V.. 1 v '.' ... pO L yl t.., � U • u .1 v "? c .f,„ l u U _ u c 0. 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The market overview consisted of a "Feasibility/Highest and Best Use Analysis" of Section 9 of the Highway 10 • Corridor. REAL ESTATE CONSULTATION SERVICES HIGHWAY 10 CORRIDOR MOUNDS VIEW FEASIBILITY/HIGHEST AND BEST USE ANALYSIS North and South Sides of Highway 10 Between County Road I and Silver Lake Road Mounds View, Minnesota Prepared for: The City of Mounds View • Economic Development Commission 2401 Highway 10 Mounds View, Minnesota Prepared by: TOWLE REAL ESTATE COMPANY Appraisal/Consultation Services Rodger L. Skare, MAI Vice President Julie Basco Assistant Staff Appraiser • 38 • January 23, 1997 City of Mounds View Economic Development Commission 2401 Highway 10 Mounds View, Minnesota 55112 RE: Highway 10 Corridor- Mounds View Feasibility/Highest and Best Use Analysis North and South Sides of Highway 10 between County Road I and Silver Lake Road Mounds View, Minnesota Our File No. 1869 Dear Community Members: Following up on your request, the Appraisal/Consultation Services Division of Towle Real Estate Company, in conjunction with SRF Consulting, has performed a Feasibility/Highest and • Best Use Analysis on the above-referenced area. The purpose of this consultation assignment is to aid the City of Mounds View in detelinining realistic possibilities for development or redevelopment of the above referenced portion of Highway 10 in Mounds View. Summarized in this letter are the current land uses and those that do not exist in the surrounding area, and what land uses are a possible fit for the redevelopment/development area. In addition, we will discuss those existing uses within the subject area and what, if any, community value they contribute. We will analyze the issues of: the existing multifamily apartment complex, Pleasant Wood Apartments; the accessibility of the vacant land sites; and the constraints with regard to the wetland and surrounding low-lying areas. Description of the Subject Property As can be seen in the Aerial Photo provided earlier, the subject area is that portion of land to the north and south of Highway 10 between County Road I and Silver Lake Road/Red Oak Road. In addition to those parcels fronting Highway 10 within those boundaries, there are four residential parcels--two on each side of Sunnyside Avenue, approximately one half block to the north of Highway 10. Also included in the subject area are three sites to the south of, but not fronting, Highway 10. One is the new senior housing complex, Silver Lake Pointe and the other two are vacant sites which are situated at the northeast quadrant of County Road I and Silver Lake Road. The larger of the two vacant sites primarily consist of wetland and low-lying areas. S State Highway 10 bisects the subject development/redevelopment area and leads directly to Interstate 35W to the southeast and to Highways 65 and 47 to the northwest. (Northtown Mall, a major regional retail center and many other community and neighborhoods retail centers, are located at the intersection of Highway 10 and Highway 47, or University Avenue.) Highway 10 intersects both County Road I and Silver Lake Road with signaled intersections. This highway is the major thoroughfare for the city of Mounds View with daily traffic counts exceeding 40,000. The southern boundary of the redevelopment area is County Road I. County Road I bisects the city of Mounds View running east-west and is another major roadway through the city, which leads directly to Interstate 35W. To the south of the subject property and across County Road I is a newer townhome development and Silver View Park, which offers such amenities as walking/biking trails, a ballpark and soccer fields. Silver Lake Road is also a major roadway running north-south beginning at Highway 10 traversing Mounds View, New Brighton, St. Anthony and leading directly into Minneapolis. Silver Lake Road acts as the northwest boundary of the subject area. To the west of the subject area and across from Silver Lake Road is a multifamily apartment complex, similar in condition and style to the apartment development situated along Highway 10 within the subject area. There are also some twinhomes and other residential parcels surrounding that apartment complex. There is no natural boundary on the northeastern side of the subject area. This boundary runs parallel to Highway 10 and is the rear border of each of the parcels fronting the highway to the north, plus the four residential parcels along Sunnyside Avenue. The surrounding area of the • northeast boundary is primarily residential. The entire development/redevelopment area is estimated to have a total area of approximately 30 acres, not including the roadways. The area is divided into 24 parcels, 14 of which are currently improved. The unimproved area totals 13.65 acres. Market Overview Turning towards the socioeconomic issues that effect the redevelopment of this portion Highway 10 corridor, we have gathered data from Equifax National Decision Systems, an on-line service which compiles it's statistical data from the 1990 Census. In looking at past, present and projected population and income data for those persons residing within a 1-, 3- and 5-mile radius of the subject area, we have determined the surrounding area is typical of most suburban communities in the Twin Cities area. The averages for the data compiled are very consistent between the 1-, 3- and 5-mile areas (with the exception, obviously, of total population). The 1-mile radius population was 10,457 in 1990 and estimated at 10,755 in 1996, indicating a 2.8% increase. The area appreciated a 3.1% growth from 1980 to 1990 and the study projects that the population will grow slightly by year 2000, as well. While there has been some increase in the number of households over the past ten to fifteen years, this number is believed to have stabilized. Looking further out into the surrounding community, the stabilized population is very similar to that of the 1-mile radius area. • The report indicates the surrounding community is primarily made up of white high school graduates in their mid-thirties earning an average of$20,175 per capita, or $52,638 per family. Approximately 60% of the people in this community are in married households. The majority of those household include children where both parents are employed. The estimated number of households with children within a 1-mile radius of the subject area is 1,587, and the average III number of people per household equals 2.61. The labor force in the area is employed mainly in the fields of executive and managerial, a professional specialty, administrative support or precision production and craft. The average travel time to work for the residents in the community is roughly 20 minutes. This is also the approximate amount of time it takes to travel to the downtown Minneapolis area from Mounds View. This area does provide a relatively strong employment base, but household income is fairly modest. As a result, the people in the area are strongly valued-oriented in the purchases they make, but they also want convenience for goods and services. The area population is becoming older and is of particular concern to the community leaders. The community wants to be sure housing and services are made available to those who are in this age group. According to our data, approximately 20% of the community within a 1-mile radius of the subject area is over the age of 50 and that percentage doubles for those persons over the age of 40. Within the next several years this group of people will need convenient housing and services which should begin to be addressed within the near future. As part of the development/redevelopment plan, it is our opinion that some of these needs could be met within the subject area. Real Estate Market Overview • In regard to the real estate market in the community of Mounds View and more broadly, the northeast and northwest sectors of the Metropolitan Area, we have analyzed data gathered by Towle Real Estate Company in the most recent industrial, office, retail and apartment surveys. The city of Mounds View falls within the northeast sector of Towle's surveys, but is the western most city in that sector. We therefore feel that it is important to look at the northwest sector, as well, to thoroughly analyze the area surrounding Mounds View and the subject area. In reviewing the industrial market, our attention is focused on the office/showroom/business center and the office/warehouse types, which, if any industrial has occurred at all along the Highway 10 Corridor in our study, has been one of the two. In Mounds View, specifically, there are six office/warehouse buildings all located within the Mounds View Business Park. The total square footage within these six building equals 510,000 square feet. Five of the six building are currently 100%, and only 20,000 square feet is available in one, equating to only a 3.9% vacancy overall. The total vacancy for the northeast sector is also at a low 4.7% rate, and the neighboring northwest sector is appreciating an even lower vacancy rate of 4.2%. These figures would indicate that there may be a need in the area for this type of development. The office/showroom/business center market in Mounds View is non-existent. Most facilities of this type in the northeast sector are located in the first-tier suburb of Roseville, but there are also three business centers in the neighboring community of New Brighton. Two of the three New Brighton centers are currently full, and the third is only 5.7% vacant. Overall, the northeast 0 sector has a total of 1,352,672 square feet of business center space, with a low vacancy rate of 4.1%. The adjacent northwest sector is presently reporting a vacancy rate slightly higher at 5.1%. Towle's office market survey covers only those buildings that are over 30,000 square feet in total area. Like the business center market, this market is non-existent in Mounds View. The total number of buildings in the northeast sector is 21, comprised of 1,396,032 square feet, with a moderate vacancy level at 10.1%. The northwest sector has only 12 building with a total of 931,879 square feet of area and a fairly high vacancy rate of 17.1%. The need for this type of office building decreases the further the subject is from the Minneapolis-St. Paul core. That is not saying all office should be eliminated as an option for the subject area, but the need for a large high-rise multi-tenant office building is not believed to be a good fit. A more probable choice for the subject area would be a low-rise multi-tenant office or professional (i.e., medical) building--attracting, serving and employing people from the immediate or surrounding area. Keep in mind that Highway 10 leads directly to I-35, which is a main artery into the Minneapolis-St. Paul core area. The retail market is divided into three categories: regional centers (minimum of 300,000 square feet of total leasable area, with at least one major anchor tenant); community centers (range of 100,000 to 300,000 square feet in total leasable area, typically anchored by a discount, small department or variety store, and quite often include a drug or grocery store);and neighborhood centers (range of 30,000 to 100,000 square feet in total leasable area and may have a supermarket as an anchor). The city of Mounds View is home to two neighborhood centers: Mounds View Square and Silverview Plaza. After speaking with the leasing agents of both properties, we have discovered that Mounds View Square has undergone some major renovations within the past two years and has seen some stability in its current tenant base. It is having difficulty attracting new tenants however, due to Northtown shopping area roughly three miles to the northwest. Country Club • grocery store was the anchor back several years, but filed for bankruptcy and closed its stores metro-wide. In attempting to land another grocer, the leasing agent stated the competition with Northtown's Cub Foods and Rainbow Foods is too fierce. According to the leasing agent Mounds View Square has a total area of 95,037 square feet, 20,000 square feet, or 21%, of which is vacant. The stand-alone former Bridgemans building on the site has been vacant for over a year. The leasing agent reports that he receives at least one call a day inquiring about the building. His marketing efforts are geared towards landing a high quality sit-down restaurant and many of the inquiries are for office, medical, professional and even mortuary users. These inquiries are a good indication of the need in this area. Silverview Plaza is a struggling neighborhood center comprised of 35,160 total square feet, of which approximately 12,800 square feet, or 36%, will be vacant within the next month. The leasing agent states that his marketing efforts and existing tenants have had difficulties with increased competition with Mounds View Square center directly across the street and the Northtown area. In addition, Silverview Plaza has problems with one-way access off Highway in 1 V. The retail market as a whole in the northeast sector is averaging a vacancy rate of 10.4% overall. This compares slightly unfavorably with the entire Metropolitan Area vacancy rate of 8.6%. The northwest sector is at 10.7% vacancy. The northeast neighborhood center market, which best resembles the type of retail that could possibly be developed in the subject area, has a total • universe of 2,033,951 square feet, with 244,343 square feet, or 12.0%, vacant. The northwest sector, has a total of 1,502,330 square feet of neighborhood center area, of which 220,685 square , feet, or 14.7%, is vacant. These figures indicate that the neighborhood center market is not as healthy in comparison to the overall retail market and, more specifically, the overall neighborhood market, which is reporting a vacancy rate of 9.9%. • The multi-family residential or apartment real estate market in the Metropolitan Area has been fairly stable and now at a low vacancy rate of 2.9%. This metropolitan apartment data has been gathered by and obtained from the group known as Profiles, a Division of Apartment Search. The 1996 figures for the Mounds View community shows a total of nine multi-family complexes, comprised of 976 units in total. Of those 976 total units, 29 of them are currently vacant, equating to a vacancy rate of 3.0%. The nearby town of Spring Lake Park has five apartment complexes containing a total of 477 units, of which 16 units, or 3.4%, are vacant. The other adjacent city, which is a similar community to Mounds View, is its neighh1r to 1-.l s-°11-5; New Brighton. New Brighton has 15 apartment complexes, containing a total i.629 New Brighton, there are currently 40 units available, which equates to a very low vacancy rate of 2.5%. The average monthly rental rates for studios, one bedroom units, two bedroom units and three bedroom units in the city of Mounds View are $395, $481, $573 and $745, respec::',:21y. comparison, the entire metropolitan average monthly rental rates are $414, $530, $666 and $86b, respectively. Thus, Mounds View is receiving considerably less. The fact the cur -, ' ,:ounds View vacancy rate is slightly higher than the metro average is the reason the commuatvj cannot charge higher than its current average rates. It is unclear if the above stated rental an vacancy rates warrant new construction at this time. In fact, very little new construction of apartment ill buildings is occurring throughout the metropolitan area. Townhouse-type development has been much more active of late. The apartment building situated within the subject area, Pleasant Wood Apartments, is currently 30% vacant, and receiving monthly average rents of$450-$475 for one bedroom ur.dts and5�C, $575 for two-bedroom units. There are a total of 40 units within the complex. This information was obtained from the new property management company, Halverson & Blaiser en''v . ` `,- property manager also explained that they are extremely disappointed with the vacancy rate of this complex and hopes to increase occupancy relatively quickly with an aggressi.yci..,Teti).-, strategy and a partial rehabilitation of the complex. Presently, the new group is upgrading the interior common areas and going room by room to redecorate, all to be completed by April. In addition, their plans are to install new exterior signing, add minimal landscaping and complete some parking lot improvements in an effort to improve the exterior image of the building and attract new tenants. Apartment sales which have occurred in Mounds View in recent years are as follows: the two- story, 8-unit, 1964 apartment complex located at 5691 Quincy Street NE sold in July, 1996 for �+ nn m�� ins t 16 nen located at ',"(ln $105,000, or $13,125 per unit; the two-story, 16-unit, 1959 apartment complex 500 County Road I sold in December, 1994 for $140,000, or $8,750 per unit; and the three-story, 46- unit, 1970 apartment complex, known as Timberland Ridge, located at 7501 Greenfield Avenue sold in February, 1992 for $940,000, or $20,345 per unit. Other apartment complexes of similar iio location and age as that of Pleasant Wood, but with average conditions, typically sell for between $15,000 to $25,000 per unit. Looking at just the low end of this range, the value of Pleasant Wood is $600,000, assuming its in average condition. Typical land values for residential property in this area range from $1.50 to $2.50 per square foot, which indicates a value for the Pleasant Wood land only of approximately $100,000 to $180,000. Clearly, this brief analysis supports our conclusion that this property is worth considerably more "as improved" than it is "as vacant", even if significant deferred maintenance exists. Therefore, it should not be considered a candidate for redevelopment. Vacant properties in the area are scattered, but vacant commercial land along the Highway 10 Corridor is fairly scarce. Between the boundaries of Interstate 35W and the Northtown area, we have identified a few with "for sale" signs and have contacted those agents. One site is located just outside of the subject area near County Road H on the south side of Highway 10. It is currently listed as a build-to-suit location for a commercial-oriented business. The listing agent reported that he has had this 2.25-acre parcel listed "for a long time" and has received some inquiries, but not many. The asking price is $200,000 for the entire parcel, which equates to $2.09 per square foot. He also stated that he believes this parcel needs no soil corrections. All of the other vacant parcels that had "for sale" signs on them area located within the subject development area. The existing vacant land parcel located at the southeast quadrant of Silver Lake Road and Highway 10 and the adjacent parcel improved with an insurance agency are listed for sale by the owner, George Winiecki. The two parcels equal approximately 3.2 acres. The listing agent indicated there have been many inquiries regarding high-volume businesses for these sites, but are unable to accommodate their interests. Apparently the zoning had been changed several years back from B-3 to B-2, which has restricted the type of operations which can be developed on these parcels. The remaining vacant land sites on the south side of Highway 10 within the subject area are currently owned by Dale Jones (although a "for sale" sign indicates Raintree Realty as the listing company). We were unable to contact Dale Jones directly to inquire about his listings. The vacant land, including three parcels which equal 2.08 acres, situated on the northwest corner of County Road I and Highway 10 is also for sale. The sign indicates the listing company is SLP Realty, but we were unable to contact this group to verify any details regarding inquiries and the asking price. Actual commercial land sales in the area are even more difficult to come by. We have identified three Mounds View sales, all commercial or multi-family residential intended uses, either along or close to (within a few blocks) Highway 10. The first sale, which occurred June, 1994, was for an 11.65 acre parcel located at County Road H2 and Highway 10. The site was purchased by Multi Tech Systems, Inc. for $1,665,012, or $3.28 per square foot. The second sale, which occurred July, 1994, was for a 1.48 acre parcel located between O'Connell Drive and Highway 10. The office/retail s1t G was purchased toy Bennet Cyrus for $58,510, or $0.91 per square foot.. The last sale, which occurred December, 1994, was for a 2.78-acre parcel located at 2701 County Road I. The apartment zoned site was purchased by Heartland Mounds View, Commonbond for $155,000, or $1.28 per square foot. There are many factors which contribute to the value of a parcel of land. In this analysis, we have not investigated each sale and its individual 1111 characteristics. Therefore, we have not determined a value for the vacant parcels within the subject area, but have shown a few older sales in the neighborhood for general reference. • Existing and Non-Existing Land Uses Along the Highway 10 Corridor During an investigation of the Highway 10 Corridor beginning at Interstate 35W and traveling northwesterly to the Northtown area, we have identified and mapped each of the existing land • uses and improvements on both the north and south side of Highway 10. Those uses and a map showing their locations are presented on pages 12 through 15. As can be seen from this information, the primary land uses along the corridor are retail and service-oriented businesses, small amounts of office, small amounts of industrial and some single and multi-family residential. Vacated improved sites along the corridor are: the former Bridgeman's restaurant, which was discussed earlier; an old gas station/used car lot; the former Northtown Racquetball Club; and a former coin-operated laundromat. The former gas station/used car lot is in fairly poor condition as it exists, but has a good location. Reasons for the closing of this facility are most likely due to functional obsolescence and increased competition, but we cannot be certain. The listing agent for the former Northtown Racquetball Club explained the former business was forced to close due to better competition. There are several fitness centers located in the Northtown area, and it is a use which would have a difficult time surviving in this area. The former coin-operated laundromat, may have closed due to poor access from Highway 10, sharing a driveway with the neighboring corner liquor and bait shops. At the present time, there is only one new construction site, which is located on the north side of Highway 10 near Pleasant Wood Avenue. The site will be constructed with an unassisted senior housing complex, Oak Crest for Seniors, to meet the needs of an aging community. The developer stated that the complex will be a 111-unit development, in which 11 units are already leased. The monthly rates range from $605 for a one bedroom up to $1,055 for an extra-large two bedroom unit. This complex will be state of the art including amenities such as a community and private dining area, laundry facilities, patio, verandah, jacuzzi room, parlor, beauty salon, library, guest room and an area where the tenants can receive medical check-ups. The construction is scheduled for July, 1997 completion. After investigating the corridor, we have discovered several property types and/or community needs which are either non-existent or are, at best, deficient. There are no heavy industrial or warehousing facilities, although there are a few light industrial or office/warehouse business centers. Given the general makeup of the area, a heavy industrial facility would not be a good fit. Generally, industrial facilities are located in areas with lots of other industries. Typically, there are strict zoning requirements for heavy industrial, and they are generally not located where there is residential nearby. This would not be a good fit for the subject area. Although, a business center may be feasible in the subject area, the community is opposed to increased truck traffic in the area and visible truck docks and trailer storage. Even an office/showroom business center project requires quite a bit of truck traffic. There is no wholesale trade within the corridor. Wholesale trade does not generally need the exposure that other retail and service-oriented businesses require. Therefore, typically wholesalers, are in areas closer to industrial, manufacturing and/or production areas. This use is also not an appropriate fit for the subject area. There are no major food markets or discount food markets along the corridor. As discussed previously, there was a Country Club anchoring the Mounds View Square retail center until the company filed for bankruptcy and closed its store area-wide. Since that time the area has not interested any grocers due to the fierce competition nearby with Cub and Rainbow grocers in the Northtown area. Although some members of the community feel the need for a more locally- oriented food retailer in the immediate area, it is not economically feasible. Therefore, this use is also not appropriate for the subject area. • There are no community or regional retail centers along this portion of Highway 10. But approximately 3 miles to the northwest of I-35W is a major regional center, Northtown. In addition, there are several community and neighborhood centers surrounding the Northtown Mall. The two neighborhood centers in Mounds View, as discussed earlier, are having difficulties attracting tenants due to the competition with the Northtown area. Smaller retailers along the Highway 10 corridor appear to be fairly healthy, but many of those smaller retail buildings and the two neighborhood centers provide more service-oriented retailing, and the attraction is local convenience. A major retail center, whether it be regional, community or neighborhood would not be a financially feasible use for the subject area. Though, some type of convenience or service-oriented retailer may be a good possibility. There are no churches, schools and only one major government or community facility in the area. Typically these types of buildings are situated within residential areas, or at least off a major highway. In addition, the community planners have indicated their interest in increasing the tax base of the community, and none of these uses can accomplish this. Therefore, a church, school or other community facility would not be a good fit for this area. The only exception would b- in incorporating a public walking trail and possible small park near and around the wetland area, which could be considered a community facility. There are no health clubs in or along the corridor, but as addressedreviousl , this would riot L:-, 111) P Y financially feasible due to the competition of many other large health clubs around the Northtown Mall area. There are no cemeteries or mortuaries. Cemeteries take up a vast amount of land and therefore, would not be a possible use for the subject area. A mortuary does not exist along the corridor, and as discussed previously, has been an inquiry for the former Bridgemans restaurant near the Mounds View Square retail center. The community has an interest in improving the image of the subject area. Typically mortuaries are very professional in appearance, but they also may create an uncomfortable feeling amongst some people living nearby. In addition, mortuaries require good access, quite a bit of parking and some exposure and visibility, especially if it is new in the community. In spite of some perceived negative aspects, a mortuary is included in the list of possible uses for the subject area. There are no movie theaters, museums, art galleries or other cultural facilities. An older movie theater does exist within the Northtown Mall area, however, and a newer, large cinemaplex is being developed in that retail district. Museums and art galleries are typically near other culturally related venues. Those areas in the metropolitan area are in the downtown St. Paul and downtown Minneapolis locations. Due to competition for movie-goers and the unsuitable location for cultural venues, the subject area would not be a good fit for either of these uses. There are no assistedsenior housing complexes. Silver Pointe for Seniors, located within the 411 subject area, and the new Oak Crest for Senior development are the only two senior housing projects along Highway 10. This is a prime area for this type of development. Not only is the community aging, but Highway 10 is easily accessible for family, guests and other types of senior transportation modes. It is also close to several retailers and services which may be utilized by the residents, and is especially convenient because many do not drive. The area is • lacking in assisted living for seniors, and the success of Silver Pointe is testament to this fact. (Oak Crest is still not a "tested" project.) The lack of this type of housing is one concern many of the community planners bought to our attention, and we believe that, with the large site available--near a wetland area that could include walking trails for public use, the subject area would be a good location for another senior housing project. More specifically, the development should be some type of partially or fully assisted senior housing. Such a facility does not need to front on Highway 10, however. There are no medically related facilities along this portion of the Highway 10 Corridor, with the exception of chiropractor offices, dentists and an orthodontist. In addition, there is only one drug store, Snyders in the Mounds View Square retail center. Especially with the aging community, the need for professional and medical services is great. Another possible use for the larger site within the subject area may be for some type of multi- or single-tenant medical/professional building to serve the needs of the community. In addition, the building would be within close proximity to the new senior housing complex, Silver Pointe (and possibly other new senior- housing projects) and it would have great exposure, visibility and accessibility. Listed below are the property uses found along Highway 10 between Interstate Highway 35W and the Northtown Mall area. The northeast side is presented first, followed by the southwest side. A map showing the location of each of these property uses is provided on page 15. Land Uses Along the North Side of Highway 10 Beginning at Interstate 35W 1. Amoco Gas Station 2. McDonalds 3. Kentucky Fried Chicken 4. Taco Bell 5. Multi-tenant (or bi-tenant) business center, Liberty Check as the major tenant 6. Multi-Tech Facility 7. Unimproved land 8. Saturn New and Used Car Dealership 9. Network on 10, beer and liquor store 10. Single family homes 11. Unimproved land that is slightly wooded 12. Mounds View City Hall, water tower and ball park 13. Phillips 66 gas station and food plaza 14. Former Bridgemans Restaurant and the Mounds View Square neighborhood retail center 15. Hardees 16. Vacant Land for sale 17. Pleasant Wood Apartments 18. Multi-tenant office building 19. Bumper to Bumper Auto Parts Store 20. Western Bank of St. Paul 21. Kindercare day care facility 22. Single family homes 23. Steve's Appliances 24. Single family homes (only one home actually fronts Highway 10) 25. Former gas station/used car lot for sale 26. 4-5 single family homes 27. Fourier Auto Central 28. Twinhomes 29. New construction of Oak Crest for Seniors 30. Small multi-tenant office building, Century 21 as a major tenant 31. Older multi-tenant retail/service building, majority of which is currently vacant 32. Small two-story multi-tenant office building 33. Newer multi-tenant business center 34. Junction of Highway 10 and Highway 65, also the border between Mounds View and Spring Lake Park 35. Car-X building for lease 36. Small retail center 37. Older multi-family apartment complex 38. Former Northtown Racquetball Club for sale 39. Perfect 10 Quick Lube and Car Wash 40. Small retail building 41. Twinhomes 42. Jimbos Italian Restaurant 43. Norex Turf, small business conducted from a home 44. Vacant commercial lot for sale 45. Anoka County Library • 46. Pioneer Engineering, small single-tenant building 47. Arbys and Sbarro Restaurant 48. Small retail center Land Uses Alon• the South Side of Hichwav 10 Be•inn naat the Northtown Mall 1. Embers 2. Northcourt Commons, a community retail center 3. The Spring Lake Park boundary 4. Small two-story office building 5. Precision Tune and Alfa Muffler 6. Northland Associates Sales and Leasing Auto Dealership 7. Small multi-tenant retail/service center 8. Recreational Vehicle Rental and Sales 9. Spring Lake Amusement Park 10. Unimproved land 11. Zapfel Orthodontics 12. MNDOT Facility 13. Riebens Used Car Lot 14. Jerrys Floor Store 15. Small retail/warehouse building 16. Hy-way House Motel • 17. Ceramic Tuna Glass Sales and Making 18. Multi-tenant office/warehouse building 19. Trailerhome park r � 20. Blaine/Mounds View Fire Station . 21. Single family home, via a service road 22. Spring Lake Park Auto • 23. Pleasantview Townhomes 24. Single family homes fronting Highway 10 25. Knollwood Green Townhomes 26. Express Lube and Muffler 27. Bi-tenant retail building 28. Fourier laundromat 29. Amoco and food shop 30. Vacant land for sale 31. Small insurance agency operating out of a former home 32. Vacant land for sale 33. TJB Homebuilders 34. Low lying wetland area 35. Burger King 36. SuperAmerica gas station and food shop 37. Silverview Plaza 38. Ramsey County Public Library 39. Wildwood Manor Apartment Complex, actually fronts Long Lake Road 40. Unimproved wooded lot Dontelles Supper Club 42. Roberts Off 10 Night Club 1111 43. Donut Connection H 1. Oasis Market 45. Car Wash 46. Vacant build-to-suit land for sale 47. Mounds View Business Park, multi-tenant business center 48. Perkins 49. Mermaid Dance Hall 50. Rent-All Conclusions After analyzing the subject development/redevelopment area, we have concluded that all the existing improvements, with the exception of the insurance agency on the south side of Highway 10, should not be removed for redevelopment. Although some discussion has gone on regarding the viability of the Pleasant-wood Apartment project, the issues at hand are the result of poor management and not the real estate itself. As a result, these improvements are believed to all. considerable value to the underlying land. (It appears the new management group in charge of this apartment complex is willing to work with the community in improving its image along with the entire corridor.) All of the other improved properties fronting Highway 10 appear to house healthy businesses, and the structures themselves are believed to be in good condition and offer significant contributory value to the property as a whole. It is our opinion the insurance agency, which is a former single-family home, should be demolished so the size and utility of the surrounding vacant land can be increased. As a result, two separate areas are currently feasible for redevelopment in the study area. The first is located on the southwest side of Highway 10 on the southeast quadrant of Silver Lake Road and Highway 10, and the second is located on the northwest corner of Eastwood Road and Highway 10. In regard to the former, it is our opinion that this large contiguous land area can be divided into three different sections because of its physical characteristics and the TJB Homebuilders structure. The first is a large parcel of land which stretches from the southeast corner of Silver Lake Road and Highway 10 to the edge of the wetland area and the TJB Homebuilders property. The second is the wetland area itself, and the third is the small site fronting Highway 10 which is directly southeast of TJB Homebuilders. (See the land area breakdown and the 65Subject Area Vacant Land Sites - Suggested" chart on pages 18 and 19.) From all of the above information and analyses, and considering the physical, political, environmental and socioeconomic factors affecting the subject area, it is evident the larger tract of land in the southeast corner of Silver Lake Road and Highway 10 has a highest and best use which is oriented for some type of mixed-use development that may include one or more of the following: 1) some type of more intensive commercial development, located in southeast corner of Silver Lake Road and Highway 10, maximizing the exposure and excellent access to this site; 2) a low-rise office and/or medical/professional building that would be oriented for either a single tenant or multiple tenants; 3) some type of destination-cider d: commercial service facility (or facilities) such as light auto repair, a mortuary, a bank, enc.; and 4) a higher density residential project or partially- or fully-assisted senior housing complex. Not all of these uses could be built on this property because the site isn't large enough, but a combination of two or three is definitely possible. We need to stress the most piece of undeveloped land in the entire study area is the immediate southeast corner of Silver Lake Road and Highway 10. This part of the subject site should be oriented for commercial business that relies on "impulse" traffic, rather than destination-oriented traffic. Due to the inability to build on or around the wetland area, we suggest this part of the subject property to be some type of public park or be incorporated into a private development as an amenity feature. We also suggest making walking trails around this area a;.d creatin park or picnic area which would benefit the existing senior housing facility and the surrounding residential property on the west side of the subject area. The third vacant site on the southwest side of Highway 10 is found on the southeast side of the TJB Homebuilders property. We have been told this site does have buildable soils, and a portion of the wetland area could be used as green space and setback area for any development of this small parcel. However, the uses of this site are limited because of its smaller size. While many traffic-intensive commercial sites (such as a fast food restaurant or a gas station) do not need a very large structure, other site requirements such as parking or drive-through facilities dictate the need for a larger site size than this parcel offers. As a result, this small site is best suited for a smaller office building like the TJB Homebuilders structure next door, or a light auto repair facility that creates much less traffic and requires much less parking. Access to this parcel is also an issue, and it would most likely have to come directly off Highway 10 from the southbound • lanes only. Looking at the vacant land on the north side of Highway 10, in the northwest corner of this thoroughfare and Eastwood Road, it is clear this site cannot be used for any business that relies on turning over a high volume of traffic. Although it is highly visible from Highway 10, its • access is very limited and may even be very circuitous once all of the redevelopment of the area is done. Thus, this parcel has to be destination-oriented in nature. Furthemiore, most of the surrounding property is residential--both low-density and higher-density--so their presence may also have a limiting affect on the types of uses that could realistically go on this parcel. For this reason, its highest and best use is believed to be residential in nature; most likely being of a more medium-density type of facility such as townhomes or quadhomes. There is a possibility developing a destination-oriented business that generates little traffic, but a zoning change is needed, and the access points would also have to be addressed. A chart showing these conclusions is presented on the following page along with a map shov,,t.,;;;; the four sites that we see are the best candidates for redevelopment. Suggested Area Breakdown of the Developable Sections Within the Subject Area (Refer to the following chart "Subject Area Vacant Land Sites - Suggested") Approximate Area Location Developable Area in Acres 1. Southeast quadrant of Silver Lake Road and Highway 10, contiguous vacant land up to the wetland and assuming insurance agency is razed (replatted) 7.00 2. The wetland area (as parkland or private amenity feature) 5.00 3. Small site on the south side of Highway 10 between TJB Homebuilders and the wetland area y 0.75 4. Northwest quadrant of Highway 10 and County Road I as it exists 2.08 Site plan of existing vacant land sites for development These thoughts conclude our analysis of the highest and best uses for the subject area. Thank you for choosing Towle Real Estate Company for your consultation needs in regard to these real estate matters. If you have any questions concerning this report, or if you would like additional information on this particular matter, please do not hesitate to call us at the number provided on the first page of this report. 1110 Sincerely, TOWLE REAL ESTATE COMPANY Rodger L. Skare, MAI Julie Basco • Vice President Assistant Staff Appraiser Appraisal/Consultation Services Appraisal/Consultation Sex-vices RLS:jb 111 r • � �ti. _ i ,,.*:3t„.N., ME y d/ - T --71, , r .-:.4i,, t t _ . ., z 1.4..,..„4"."...;e. f .) X ,�� 2 to C� s 4 -. .-. -::•;',,,..•-: raA - '�•nt-s s_ - � m .. 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N. 4.Y . sl1 a ._` _ ./ , _ 7 F 3� j f ytr / rl f� l;••y a r.• IT; q r-. f° EI 1 L ._� i 5 r x r- r�, r♦ ) ., ,'.�� a . . tdRo- , , • Staff Memo To: Economic Development Commission Members From: Cathy Bennett, Director of Economic Development Date: March 24, 1997 Subject: Consideration of Work Plan for 1997 (5.C.) This item was tabled at the February 20th meeting. I have received some comments from EDC members regarding revisions to the 1997 draft work plan and have incorporated them where needed. I have included a copy of the 1996 and revised draft 1997 work plan for your review. • The work plan will serve as a guide for actions and responsibilities in 1997. This draft plan should be revised, if needed, and approved by the EDC at this meetir . ECONOMIC DEVELOPMENT COMMISSION 1997 WORK PLAN Mission Statement: • The Economic Development Commission shall serve as an advisory body to the Economic Development Authority to promote a positive economic climate and revitalize the community by developing programs to retain and expand existing businesses, attract desirable new businesses, and redevelop target areas in the City. Action Steps: ■ Review and make recommendations to the EDA on programs and opportunir€es to enhance business development and retention. • Advocate for an approved Redevelopment Plan for Highway 10, Section 9 and encourage further study and planning for the entire Highway 10 Corridor as an important element in the positive economic vitality of Mounds View. Continr/ as the catalyst for and provide input on the development of a Corridor redeveiopnlen t. plan. • Review and make recommendations to the EDA on applications for the E • Business Improvement Partnership Program. ■ Provide comment to the Planning Commission in their analysis of the revision of the Mounds View Comprehensive Plan as it relates to the Highway 10 Corridor. ■ Evaluate staff research on innovative programs of other metro area cities as it ;P �'"f to development, redevelopment and housing rehabilitation. • Work cooperatively with the Planning Commission in evaluating design standards for new development and redevelopment in the City. ■ Annually monitor and provide input on the Mounds View Housing Replacement Program. Evaluate the program's effectiveness as a tool in providing the community with affordable and life cycle housing and generating positive long term economic growth and ensure that it meets the requirements under the Mounds View's Tax Increment Plan. • Participate with staff in retention calls to local businesses. • Communicate on a regular basis with the public on the Economic Developmeedt Commission activities, encouraging written or verbal comment, through the City Newsletter, cable and other interactive avenues. • t ECONOMIC DEVELOPMENT COMMISSION • 1996 WORK PLAN Mission Statement: The Economic Development Commission shall serve as an advisory body to the Economic Development Authority to promote a positive economic climate and revitalize the • community by developing programs to retain and expand existing businesses, attract desirable new businesses, and redevelop target areas in the City. Action Steps: • Complete the process of making Mounds View a Star City • Review and make recommendations to the EDA on programs and opportunities to enhance business development. • Advocate for an approved Highway 10 Redevelopment Plan as an important element in the positive economic vitality of Mounds View and provide input on the development of the redevelopment plan. • Monitor the development of a Housing Program for Mounds View recognizing the link ibetween affordable and life cycle housing and positive economic growth. In addition, review the use of tax increment financing funds for a Housing Program ensuring that the program meets the requirements of Mounds View's Tax Increment Plan. • Research innovative programs of other metro area cities as it relates to development, redevelopment and housing rehabilitation. • Work cooperatively with the Planning Commission in evaluating design standards for new development and redevelopment in the City. • Develop and make recommendations to the Economic Development Authority for a Tax Increment Financing Policy to include fundability guidelines. • Actively participate in retention calls to local businesses. • Explore opportunities for improvement of the public transit system along Highway 10. • Communicate on a regular basis with the public on the Economic Development Commission activities, encouraging written or verbal comment, through the City Newsletter, cable and other interactive avenues. • • , Staff Memo To: Economic Development Commission Members From: Cathy Bennett, Director of Economic Development Date: March 24, 1997 ;Subject: Consideration of Appointing a Designee to Participate in the U of (5.D.) M Metropolitan Livable Communities Design Course. The City of Mounds View has been invited by the U of M Design Center for Amrrikan and Urban Landscape to participate in the inaugural Metropolitan Livable Communities Design Course. The course is developed specifically for city step` , officials and citizens and for Mounds View will focus on the Highway 10 Corridor. 1111 There will be no cost for participation in the course but there will be an expectation that a local team will be formed to actively participate in the analysis of the focus issue and development of the course product. Mounds View will be one of five communities participating in the course. I have been trying for years to have the Design Center structure a course around the challenges of the redevelopment of the Highway 10 Corridor and finally they took notice. By participating in this course, Mounds View will be able to tap the U of M technical resources in evaluating key questions such as 1 .) How does a community envision redevelopment of such a valuable resource? 2.)How is the vision of the corridor effectively integrated into the City's revised comprehensive plan? Community Development Director, Pam Sheldon, and I will be the staff representatives for the course. In evaluating the course team we are recommending that a designee from the Planning Commission, Parks & Recreation Commission, Economic Development Commission, Council and Business Representative be part o the course team. Please review the attached course description. I will be requesting an EDC designee to be part of the team to participate in this valuable and "free" course. 03/04/97 16:26 FAX '((. 003 METROPOLITAN LIVABLE COMMUNITIES DESIGN COURSE offered by The Design Center for American Urban Landscape College of Architecture and Landscape Architecture University of Minnesota Course Description The Metropolitan Livable Communities Design Course is an intensive, six-week immersion for city staff and officials in the planning, implementation, and policy issues presented by part ', challenges facing four to six first-ring municipalities. The course is an outgrowth of the Design Center for American Urban Landscape's multi-year examination of issues facing first-ring communities. Funded by a series of grants from the McKnight Foundation, the Design Center's work has sought to identify challenges of common concern to the first ring and to develop strategies that draw first-ring communities together in addressing those challenges. Each of the participating cities will bring to the course an issue of current concern. These 'focus issues" will be the subject of the courses, during which the Design Center and interdisciplin2n' resource teams will work with each community to assess design, finance, policy, and brei implementation implications of that community's focus issue. The Course is rooted in the desire to assist communities in developing practical strategies for tackling their particular focus issue. In the process, however, it also seeks to accomplish four related goals: 1. To enable a city to examine its focus issue from a variety of perspectives, • utilizing a team of experts working in a neutral and educational setting. 2. To enlist a cross-section of community representatives in a community team — citizens, elected official, city staff— that will not only actively participate in the Course, but will carry ideas and strategies back to their community; 3. To involve participants in an exchange of expertise, insight, and strategies with the other municipal participants; and 4. To develop approaches that can be implemented in other communities. Course Structure The course will run for six weeks, from mid-April to late-May. At the heart of the course are the focus issues, one from each community. Each focus issue will emphasize a different type of planning/policy issue common to first-ring communities. Together, the complement of issues : I constitute a wide range of urban design/policy questions confronting communities on a daily basis. After a city has proposed its focus issue and before the start of the Course, the Design Center WI, meet with the community team to define the facets of the issue the community wishes to address and the outcomes the community would like to see achieved. The Design Center will subsequently prepare a "Briefing Book"that will include both a summary of these discussions and a collection of supporting materials. This book will serve as the course workbook, to which materials can be added as the course proceeds: background summaries, related • reading material, lists of resource people, interim working drawings, policy memoranda, and the like. 03/04/97 16:26 FAX ` ?!U4 Community Benefits The course is designed to meet the needs of the participating communities. In particular, the course • offers communities the following benefits: 1.Additional resources. The course brings additional resources to the table — dee assistance, financial assessment, planning expertise, data analysis -m to supple ri, 012, efforts of city staff and policy-makers. 2. Tangible products. The course will generate products designed to assist communities in on-going planning, decision-making, and implementation, 3. Professional development. The course provides a neutral educational setting in which city representatives can compare experiences with other communities, explore intensively their focus issues, and draw on a diverse group pe for guidance, developing and implementing policy. 4. Strategy options. The course will examine how the community focus issue might most usefully be understood and approached, leading to specific idem fhr which strategies might best be returned to the host community for consideration. Course Mechanics The Community Team The course is intended to be practical, while educational. On one hand, the course seeks to add to the community's problem-solving capabilities a set of resources not usually aFvaihe s « t, other hand, the course will explore how the focus issues can be understood and add ss v ai,y � can in turn be brought back to policy-makers and residents of a particular community. Each community will accordingly be asked to assemble a community team to participate actively in studying the focus issue and to attend course work sessions. Team membership will del " s oo fte nature of the focus issue, but would likely include city staff, elected officials, citizen represeniAtives, and members of the business community. Expected Community Commitment No commitment of financial resources is required for participation in the course. Communities should, however, plan to make funds available for the distribution of materials to city staff, elected officials, and citizens and for the preparation of visual materials (for example, slides, display boards, or models) to support the community team's presentation to the other course participanm The largest community commitment will be in staff time. The course will require that staff • meet with Design Center staff and resource team members; • gather standard city materials for analysis and synthesis (maps,plans, etc.); •provide access to public city data as appropriate to the focus issue; • participate in formal course sessions (1/2 day/week); • complete small, contained tasks as agreed upon: during course sessions (taking no more than one day per week); • coordinate and assist with local public presentations as appropriate; and • assemble the community work team and facilitate communication among team members. Course Products The Course will be designed to generate the kind of products appropriate to the paria x ar focus issue. In one case, this might be design guidelines or criteria for a planned unit development. In another, it might be a draft ordinance. And in yet another, it could be a strategy for fuller community and political participation in implementing an identified policy. 41, North Metro Business Development Commission Community Business Survey Brooklyn Center Brooklyn Park Blaine New Hope MOUNDS VIEW Community Resource Partnerships, Inc., 8525 Edinbrook Crossing, Suite 5, Brooklyn Park, MN 55443 612 493-5373 3 Copyright 1992, CRP, Inc. Community Business Survey Part I EMPLOYMENT 9. Please estimate the total number of employees in each category: (indicate the number of full time and part time employees) Ilk CATEGORY FULL TIME I PART TIME A. Scientists and Engineers B. Other Professional I C. Managerial I I D. Sales E. Clerical • F. Services l G. Technical/Skilled Labor H. Unskilled Labor II TOTAL 10. Have you ever had difficulty recruiting orretaining d employees ploe in the following categories? (circle the appropriate number, answer for both recruiting Recruiting Retaining Easy • Difficult N/A Easy Difficult CATEGORY____._ ..,,_.. 1 2 3 .,. N/A 1 2 3 4: A.-: Scientists and Engineers 1 2 3 4- .. N/A 1 2 3 s.4 -B.,' Other.Profession al 2 3 (4 1 2 3 4 N/A 1 Pi. I :"'C �Sanagerial, ' 2 3 4'' N/A 1 2 3 �44� D Sales :' 1 N/A 1 2 3 4 E: Clerical 1 2 3 4 1 2 3 t=4- N/A 1 2 3 i4 F. Services, 2 3 �, . C...i _:, 1 2 3 w4. N/A 1 G.;;,Technical/Sl filled Labor 2 3 ;E • 1. 2 3 '.,- N/A 1 '4`' H. Unskilled Labor �". 11. Please indicate the difficulty level to Qreasons:s retain employees (circle the app opriate number,a saver for category the foll win in Question 10, how important are e both recruiting and retaining) . Employee category (A to H from Question 10) Recruiting Retaining CATEGORY Easy Difficult Easy Difficult A_ Cost of Labor_ 1 2 3 4 . 1 2 3 4� 1 2 3 1 2 3 L4 B .Lack of Skills .;' 1 2 3 4 1 2 - 3 4- `�C:'"Labor Shortage 1 2 3 4 1 2 3 4 D. Personal Taxes 1 2 3 4 1 2 3 4 E. Employee Health Benefits 1 2 3 4 1 2 3 4 F. Lack of Day Care 1 2 3 4 • 1 2 3 4 G. Other (Specify) — Page 3 Community Business Survey Part I ..12 In general,-what skills-are ' .'-. your employees weakest. (provide summary response) • IF YOU HAD A RESPONSE FOR QUESTION 12, PLEASE kNSWER QUESTION 12A, OTHERWISE GO TO QUESTION 13. 12.A Please indicate the extent of the problem? (indicate 1, 2, or 3) A. Significant Problem 1 B. Moderate Problem 9 C. Not a Problem 3 13. If arrangements could be made with local technical or community colleges to provide specific skill training would you be interested? (indicate yes or no) `Yes No .. 14. What areas of training would you like to see? (indicate your areas of interest) ! " 1b:_If you are planning to make in staffing over the next five years, please indicate the change(s): —��« changesg (circle one for each response) Decrease No Change Increase A. Scientists and Engineers 1 2 ;:3 r B. Other Professional 1 2 :, 3' C. Managerial 1 9 '.3 ' D. Sales E. Clerical 1. 3: 3;. F. Services 1 2 +,3 " G. Technical/Skilled Labor 1 2 i` H. Unskilled Labor 1 2 j 3 k t Page 4 Community Business Survey Part I 16. How important are the following personnel issues to your company and employees now, and how important do you expect them to be in five years? (circle the appropriate numbers for each response with 1 being very important and 4 being not important) III Currently In Five Years CATEGORY Very Not Very Not Important Important Important Important A. Lack of Appropriate Skills 1 2 3 4 1 2 3 4 B. Labor Costs 1 2 3 4 1 2 3 4 C. Labor Skills 1 2 3 4 . 1 2 3 4 D. Labor Training 1 2 3 4 • 1 2 3 4 E. Employee Health Benefits 1 2 3 4 1 2 3 4 F. Retirement/Pension 1 2 3 4 1 2 3 4 G. Flexible Work Schedules 1 2 3 4 1 2 3 4 H. Day Care 1 2 3 4 1 2 3 4 I. Work Force Diversity 1 2 3 4 1 2 3 4 J. Employee Parking/Commuting 1 2 3 4 1 2 3 4 K. Organized Labor Issues 1 2 3 4 1 2 3 4 L. Drug/AIDS Testing 1 2 3 4 1 2 3 4 M. Labor-Management Relations 1 2 3 4 1 2 3 4 N. Other (Specify) 1 2 3 4 1 2 3 4 BUSINTSS;CHANGES 17. At this acihty,.in thea st-thiee years,have you?:(circle one for each-response). A. Changed your mix of goods and services Yes No B. Added production lines Yes No C. Modernized production lines. Yes No D. Made other capital improvements to equipment or buildings Yes No E. Expanded research and development spending Yes No F. Increased employment ..... 71 ...;_ _.,: .Yes .__: ;.No G. Decreased employment Yes - No'' H. Expanded labor/skill training Yes No _ 18. At this facility, what do you plan to do in the next two years? (circle one for each response) A. Change your mix of goods and services Yes No B. Add production lines Yes No C. Modernize production lines Yes No D. Make other capital improvements to equipment or buildings... Yes No E. Expand research and development spending Yes No F. Increase employment Yes. ". No Yes No G. Decrease employment Yes No � H. Expand labor/skill training Yes No I. Expand elsewhere Yes No J. Relocate all of part of this operation elsewhere Page 5 Community Business Survey Part I The North Metro area is defined as all area north of Highway 12 from the west end of Hennepin County, and north of Highway 36 from the east end of Washington County. S19.,If you indicated plans to relocate or expand, where would you move and/or expand? A. Within city limits 1 B. Within the North Metro area 2 C. Inside Twin Cities 7 County Area, but outside North Metro 3 . D. Outside Twin Cities, within Minnesota 4 E. Outside Minnesota 5 . 20..When might you relocate and/or expand? (circle one) y.. A.- Within six months .,.. .. ---- B. Six months.to one year' -...--:."s -*,., ,,• r., --.(-__,-.,rs.-.3 _.-.._ �t,;•--. 2 C. One tothee "-- -- _- . e years_. _. _ - -_ _ ,..--- _ .. 3 D. 'More than three years 4 LOCATION FACTORS 21. How important are the following factors in making expansion or relocation decisions? (Circle one for each response, indicate the relative importance for each with 1 being very important and 4 being insignificant.) Very Not FACTOR Important Important Important Insignificant A. Labor Skill It-11 2 3 • 4 B. Labor Availability Rl.T 2 3 4 C. Roads (highways, local roads) 1.1 2 3 4 D. Other Transportation (rail, air, water) ;.1.-1-. 2 3 4 E. Land/Facility Space Nla. 2 3 4 F. Permit Process ;,--1-:-, 2 3 4 G. Public Services .1.i. 2 3 4 H. Utilities .1. 2 3 4 I. Finance (equity, debt, venture, stocks) III 2 3 4 J. Government Programs (assistance, incentives,job training) - -l: 2 3 4 K. Business Services (legal, financial) , 1 2 3 4 L. Market Access (local, regional, international) 1, 2 3 4 M. Supply Access (raw materials, components) _i 2 3 4 N. Quality of Life (environment, ` recreation, culture) ' l.--: 2 3 4 0. State Income/Sales Tax ;1- 2 3 4 L; P. Workers Compensation Costs 1 . 2 3 4 Q. Unemployment Insurance Costs 1 . 2 3 4 R. Property Taxes 1.__ -2 3 4 S. Local Education (K-12) 1 2 3 4 T. Community Colleges ;1 , 2 3 4 • U. Technical Colleges 1 . 2 3 4 V. Other (specify) 1 2 3 4 Page 6 Community Business Survey Part I 22. What would your principle reasons be for locating or expanding outside the city?;(circle all that apply) A Labor supply/labor costs Yes No B. City services Yes No - iii C. Inadequacy of land/facilities Yes No D. Incentives from other cities/states Yes No E. Minnesota business climate Yes No F. Insufficient local capital Yes No G. Other Yes No BUSINESS OUTLOOK _ 23. In general, how is your business outlook for the next one to two years?(circle one response) A. Excellent 1 B. Good 2 C. Fair 3 D. Poor _ .. - e: _4-. 24. Please indicate the likelihood of future growth strategies for your company: (circle the appropriate response for each question) Very Somewhat Not Likely Likely Likely A. Expand market share of current product lines 1 2 3 B. Add new product lines generated internally 1 2 3 C. Vertical integration (bring supplier and/or subcontractor functions in-house) 1 2 3 D. Post production enhancement (bring direct marketing, warehousing, distribution functions in house) 1 2 3 E. Acquire other companies in the same business 1 2 3 F. Acquire other companies in different businesses 1 2 3 G. Merger 1 2 3 H. Franchise, license existing product service line 1 2 3 25. What priority would you place on additional resources that would best help your company? (circle all that apply) High Medium Low A. Capital 1 2 3 B. Production Capacity 1 2 3 C. Management Support 1 2 3 D. Marketing Skills 1 . 2 3 'E: Better Facilities F. Additional Research & Development 1 . 2 3 G. Better Distribution Networks 1 2 3 H. Other (Specify) 1 2 3 Page 7 Community Business Survey • Part I BUSINESS SERVICE USAGE • '26. Please indicate the percentage of business services you purchase in each area: (estimate the percentage_ across for each category, A to J making sure the total is 100 percent) Outside __ _ Twin Cities Within the 7 County Business Service North Metro Rest of Metro Area A: -Accounting _ . % B. Advertising C. Management Assistance D. Employee Training E. Banking Deposits F. Financing G. Marketing Services H. Production I. Transportation J. Warehousing 27. Please indicate any services (production or other) that are not available in the North Metro area that you would like to see. (think of goods and services that would be beneficial to your business if located within'the area) • 28. Are you a member of your local Chamber of Commerce? Yes No 28.A. If yes, are you active? Yes No 28.B. If you are not a member, why not? 8.C_A 2 re-you.interested in becominga member? Yes No • CLASSIFICATION QUESTIONS 29. What is your current sales levels: (all responses will be held completely confidential) A. Less than $100,000 1 B. $100,000-$499,999 2 C. $500,000-$999.999 3 D. $1,000.000-84,999,999 4 E. $5,000.000-$14,999,999 5 F. $15,000,000 and above 6 Page 8 Community Resource Partnership, Inc. Local Business Survey -Part II GENERAL INFORMM-ATION Contact Name: -III Business Name: Business Address: City: Telephone: • FACILITIES \ 1. Is this facility owned or leased?- A. Owned. " 1"- B. Leased from Principles2 C. Leased from Others 3 IF THE FACILPI'Y IS LEASED, THEN ASK LA ]..A. When does the lease expire? GET THE DATE OR ESTIMAT E •N‘2. How long has the company been in this facility in years and months? years mons hs How many square feet of space is in your facility?ASK $Q FT - _. �- ii—sf-''�gTh this facility? READ THE OPTIONS 4: How long do you plan on staying I a RED FLAG ..A 1 year or Jess 2 B. 1to3 years 3 C. 3to5years 4 D. 5 plus years 5. Where was the company located prior to this location? OBTAIN THE NAME OF THE CITY 6. a.Why did you choose`thia location? REPORT THE PRIMARY REASON(S) FOR LOCATING IN THE PRESENT LOCATION. ,.i. If you were to outgrow your present facility, indicate AGAIN WITH THE OPTIONS FOR actio THE LIST THROUGH ONCE, THEN READ QUESTION. ver} Somewhat Not Likelq Likely Likely A. Build to suit a new building which you own/lease I 2 31 2 3 B. Find a larger existing building to purchase/lease 2 3 C. Build expansion to existing building •1 D. Expand into adjacent space '1 2 3 '` E. Establish satellite facility elsewhere ;i' 2 3 F. Divest one or more operations currently •1 2 3 performed in house _ . Page 1 Community Business Survey • Part I -Wholesale/Distribution Supplement 5 CO/ vc_" This section of the survey is for wholesale/distribution firms only. • GENERAL QUESTIONS 30. What is the primary industry that you serve? (circle one) Industry Type A Agriculture 1 B. Mining 2 C. Manufacturing 3 D. Finance, Insurance, Real Estate 4 E. Retail 5 F. Services 6 G. Government 7 H. Other - 8 31. Please indicate the number of suppliers for your materials. (circle one) Source A. Single Source 1 B. 1-3 Suppliers 2 C. 4-10 Suppliers 3 D. 11-30 Suppliers 4 E. 30-100 Suppliers 5 F. 100+ Suppliers 6 32. What percentage of your business is divided between customer pick up and shipment by you? (indicate the percentage, the total should equal 100 percent) Distribution Percentage A. Customer Pick Up B. Materials Shipped C. Materials Delivered 33. Please indicate the percentage of in-coming and out-going transportation methods: (the columns should Equal 100 percent) In-coming Out-going Method Goods Goods A. Semis (over-the-road) B. US Mail C. UPS, Federal Express D. Company Fleet E. Local Cartage F. Rail G. Air freight H. Other Community Business Survey • Part I -Wholesale/Distribution Supplement 34._What percentage of sales are: (indicate the percentage, the total should equal to 100 percent) Sales to Percentage • A Original Equipment Manufacturers B. Individual End Users C. Other Business End Users D. Retail Outlets 35. What specific specialty and/or expertise does your firm offer? (provide a brief description of your company) • 36..Is there any way the city could help your company grow? 37. Please ist`major industries that vouvserve and their locations:.(indicate the major industry not customers and the location, circle as many as apply) Local Rest of State National International 1 2 3 4 1 2 3 4 1 2 3 4 38. Please list the major components, raw materials, or services that you use and the location of suppliers: (indicate the major industry and the location, circle as many as apply) Local Rest of State National International 1 2 • 3 4 1 2 3 4 1 2 3 4 1 2 3 4 39:In what single specific industry is your largest customer? (indicate the industry not the customer name) Community Resource Partnership, Inc. Local Business Survey -Part II • 8. Are you currently leasing or subletting your facility to any other company or entity? Yes SN0 IF YES GO TO QUESTION 8A and 8.B • 8.A Who do you sub-lease to? RECORD NAME AND PHONE NUMBER NAME PHONE 8.B Is the sub-leasee a subsidiary or a directly related operation? Yes No 9. What percent of the maximum building utilization are you currently at? READ THE FOLLOWING LIST AND RECORD THE ANSWER. A. Less than 50% ... 1 B. 50% to 75% 2 C._76% to 90% 3 D. 91%-99% --4- 100%.+- 100%.+- . 5 LOCAL SERVICES :,:10:=What specific factors do you regard'as:most advantageous or favorable to;remaining,"expanding, or relocating within this community? Specify as many as you wish. RECORD THE FACTORS 11. Please indicate your level of satisfaction with the following local services. READ THE LIST AND RECORD THE RESPONSE. Very Very FACTOR Satisfied Satisfied Dissatisfied Dissatisfied RED FLAG A. Roads .1 2 3 '4 B. Sewers I; 2 3 . 4: C. Water 1 - 2 3 4 D. Police Protection 1_. 2 3 4 E. Solid Waste Disposal 1 2 3 4 F. Hazardous Waste Regulations 1 2 3 G. Emergency Medical Services 1 2 3 '4 H. Electric/Natural Gas Services 1 2 3 4' I. School Systems 1 2 3 . J. Facility Space Availability 1 2 3 4. K. Land Availability 1 2 3 '41. L. Rail Service 1 2 3 4` M. Air Service 1 . 2 3 4: N. Local Economic Development Efforts -1 2 . 3 4' 0. Postal Service -1 2 3 P. Local Capital Services/Banks 1 2 3 Page 2 Community Resource Partnership, Inc. Local Business Survey- Part II 12. What specific factors discourage you from remaining, expanding, or relocating within this community?iik Specify as many as you wish. RECORD THE FACTORS G RED FLAG LOCAL ISSUES 13. Have you had any specific difficulties with any city services? PROBE IF ANSWER IS TOO VAGUE __. ESPECIALLY IN AREAS LISTED AS DISSATISFIED OR VERY DISSATISFIED IN QUESTION 13. RED FLAG 14 If you indicated that one or more of the community services were inadequate, have you contacted the city/county about the problem? Yes No 15. Did officials make a satisfactory effort to solve the problem? Yes No 16. Was the problem satisfactorily resolved? Yes No la RED FLAG TRANSPORTATION ISSUES 17. How do the following transportation issues affect your business? READ EACH ISSUE AND THE LIST OF IMPACTS TO THE INTERVIEWEE. Positive No Negative Impact Impact Impact A. Airport moving to Dakota County.. 1 2 3 B. Light rail transit in the area 1 2 3 C. Additional Mississippi River crossings 1 2 3 • 17A. _:_Do you use local airports? For business purposes? --Yes No For personal use? Yes No 17B. If yes, which airport? A. Crystal 1 B. Blaine/Anoka 2 C. Other 3 Page 3 Community Resource Partnership, Inc. Local Business Survey-Part II FINANCING _ 18. In terms of business financing, are local financial institutions responsive to your needs? S Yes • IF NO ASK QUESTION 18.A 18.A If no, why not • 19. Currently, to what degree has your company's growth been restricted by-lack of adequate capital and/or ,debt financing? READ THE CHOICES AND THEN RECORD THE RESPONSE. • A. Significantly 1 B. Somewhat 2 C. Insignificantly 3 D. Not affected 4 20. ei=eis youf need for financing? READ EACH POINT FIRST THEN RECORD THE RESPONSE. A. Facilities B. Capital Equipment ;2 C. Working Capital 3 D. Inventory 4 E. New Product Development -5 F. Other (ASK) 6 2L:Have.you tried Small Business,Administration Financing? Yes w:- IF YES ASK QUESTIONS 21.A TO 21.D No'" IF NO ASK QUESTION 21.E 21.A. If yes, did you receive financing? Yes No 21.B. If yes, was the experience: Positive/Negative Positive . Negative 2I.C. If yes, would you do it again? Yes/No Yes No 21.D. If yes, did you have assistance in receiving the financing from outside your local bank? Yes No I f no, why vnot tried SBAfinancing?.'; 21.E 11 have you waled fi< �n..1..6. A. Didn't think that I qualify `1 B. Difficult to obtain 2 C. I do not know how 3 . D. I do not need financing 4 E. SBA Reputation 5 F. Won't work with Government 6 • G. Too much paper work 7 H. Other 8 Page 4 Community Resource Partnership, Inc. Local Business Survey-Part II CEO/GENERAL MANAGER LIFESTYLE 22. Do you live in the North Metro area - Yes - IF THE CEO LIVES IN THE NORTH METRO AREA THEN GO TO QUESTIONS 22 A-G NO - IF THE CEO DOES NOT LIVE IN THE NORTH METRO GO TO QUESTION 23 '22.A In what city do you live? 22.B. How far is your one way commute in miles? 22.C. How long is your one way commute in time? 22.D. What do you like MOST about living in the North Metro area. PROBE IF TOO VAGUE 22.E. What do you like LEAST about living in the North Metro area. PROBE IF TOO VAGUE 22.F. What one thing could be done to attract other executives to the area? PROBE IF TOO VAGUE • 22.G. How long did you live in the North Metro area before being associated with your current company? A. Did not live in the area 1 B. 0to3years 2 C. 4 to 10 years 3 D. 10 plus years 4 23: In what-city do you live?ASK THE CEO THEN ASK QUESTION 22A-F 23.A. How far is your one way commute in miles? 23.B. How long is your one way commute in time? 23.C. ` Is there any reason you don't live in the North Metro area?.. PROBE IF TOO VAGUE Page Community Resource Partnership, Inc. Local Business Survey - Part II 4 1 23.D. Other than proximity to work, what would be the most positive feature of relocating in the North Metro area? PROBE IF TOO VAGUE • 23.E. Other than the disruption of moving, what would be the most negative feature of relocating in the North Metro area? PROBE IF TOO VAGUE • 23.F. What thing could be done to attract other executives to the North Metro area? PROBE IF TOO VAGUE EDUCATIONAL ISSUES 24,4Do yen use local technical or community colleges.for your employee recruiting.andlor_training needs? Yes No a IF NO,ASK QUESTION 24.A 1 • 24A If no, why not? 25. Are you aware that local technical or community colleges will provide custom training for your business needs? Yes No 26. The following list requires a yes or no answer. Do you have any current needs for or want additional information on: READ THE LIST AND RECORD THE RESPONSE A. Business planning/management/marketing information Yes No B. Financing assistance Yes No C. High technology manufacturing Yes No D. Job training assistance Yes No E. Government procurement Yes No a RED FLAG F. Exporting information Yes No G. Permits and licensing Yes No H. Environmental regulations Yes No I. City ordinances, zoning, etc Yes No J. Employee benefit systems Yes No K. Other information Yes No Page 6 Community Resource Partnership, Inc. Local Business Survey-Part II COMMUNITY ISSUES 27. What is the single most important thing that could be undertaken to make the local community a better,` place to operate a business? RECORD THE RESPONSE - PROBE IF TOO VAGUE w 28. What business assistance would you like to see the city provide? RECORD THE RESPONSE- PROBE IF TOO VAGUE 29. Would you be willing to provide technical or professional support to new young busipesses in your area of expertise? Yes No EMPLOYEES 30:Does your company frequently have openings for entry level type jobs? 31. Where does your company list entry level job openings? READ THE LIST AND RECORD THE RESPONSE A. Local Newspapers 1 B. Metro Newspapers 2 C. MN Job Service 3 D. County Job Training Programs 4 E. Word of Mouth 5 F. Temporary Services 6 G.Technical and Community Colleges• 7 • 32...could your.company generate one or more summer job opportunities for area youth? Yesv . No' 33.'Does your company generate internship"opport nities"for"area youth? . 34. Please estimate the maximum distance your employees commute to work at this facility: Miles What community do they come from? 35 Would better mass transit be of value to your"company? • • Page 7 Community Resource Partnership, Inc. Local Business Survey - Part II 36. Has your company every participated in job training programs? Yes IF YES, READ FROM THE FOLLOWING LIST AND CIRCLE THE RESPONSES • No 1. Job Training-OJT 2. Job Skills Partnership 3. Community CollegeiTechnical College 4. Targeted Jobs Tax Credit 5. Veterans-OJT 6. Job Training Partnership Act-JTPA 7. Private Training Program 8. Other 37. Would you use these programs again? Yes No IF NO, GO TO 37A 37.A.. If no, why would you not use these programs? THANK YOU FOR THE TIME THAT YOU HAVE SPENT WITH ME TODAY. Interview Date Interviewer Signature Other Interviewers present Page 8 Community Business Survey Part I -Manufacturing Supplement THIS SECTION OF THE SURVEY IS FOR MANUFACTURING FIRMS ONLY. If your company is not involved in any manufacturing processes, please skip this section and proceed to the Warehousing and Distribution Supplement found 4 pages beyond thth section. GENERAL QUESTIONS 30. What is your scale of production? (this concerns the quantity of items produced) • • A. Small (Prototype; one or two items) 1 B. Medium 2 C. Large (Long run-repetitive, high volume production) 3 31. What is your current production capacity utilization? (circle one) A. 0% - 25% 1 B. 26% - 50% 2 C. 51% - 75% 3 D. 76% - 95% 4 E. 96% - 100% 5 F. 100% plus 6 32. What specific specialty and expertise does your firm offer? (provide a brief description of your company) 33. Please list your major pieces of equipment: 34. Please hst mayor dustries that you serve and their locations (indicate the major in industry not •-•customers and the locatron, crrcle as many as apply). t Local Rest of State National International • 1 2 3 4 1 2 3 4 1 2 3 4 • Page 9 Community Business Survey Part I -Manufacturing Supplement ei 35. Please list the major components or raw materials that you use and the location of suppliers (indicate the major industry and the location, circle as many as apply). Local Rest of State National International 1 2 3 4 1 2 3 4 1 2 3 4 36. Please list the types of activities your firm performs: Sell as Perform Need to Service to Internally Purchase from Others Only Other Firms A. Molding 1 2 3 B. Casting 1 2 3 C. Metal Stamping 1 2 3 D. Machining 1 2 3 E. Fabrication 1 2 3 F. Assembly 1 2 3 G. Finishing 1 2 3 H. Manufacturing Services 1 2 3 I. Process Industry 1 2 3 J. Other 1 2 3 37. Which of the following materials do you use? (circle yes or no for each response) Metals: A. Stainless Steel Yes No B. Cast Iron Yes No C. Low Carbon Steel Yes No D. High Alloy Content Yes No E. Aluminum, Brass, Bronze, etc Yes No F. Zinc Yes No G. Copper Yes No H. Mercury, Lead, Beryllium. etc Yes . No I. Other (Specify) Yes No Non-Metallic: A. Composites Yes No B. Wood Yes No C. Ceramic, Stone, Clay, Glass Yes No D. Polymers, Plastic, Elastomers Yes No E. Textiles Yes No F. Food ProductsYes No G. Other (Specify) • Yes No Page 10 Community Business Survey Part I -Manufacturing Supplement �5�.�% /) 38. Please indicate the raw material forms that you use: (circle yes or no for each response) (f A. Rods, Wires Yes No B. Filaments, Rovings Yes No C. Ingots, Scrap - Yes No ill D. Tubing, Pipe Yes No E. Bars, Flats, Plate Yes No F. Sheets, Coils Yes No G. Rolled Shapes Yes No H. Castings, Molded Parts Yes No • I. Forgings . Yes No J. Extrusions Yes No K. Granules, Powders, Resins Yes No L. Other (Specify) Yes No 39. Please indicate the basic shapes you produce: (circle yes or no for each response) A. Prismatic Yes No B. Rotational Yes No C. Columnar Yes No D. Sheet Yes No E. Wire Forms Yes No F. Other (Specify) Yes No 40. Please indicate any advanced technology that you either are currently using or have future plans to . acquire: (circle all that apply) Fully - Implemented In Process and of Need Not Producing Implementing Information Interested A. CAD- Computer Aided Design 1 2 3 4 B. CAM-Computer Aided Manufacturing 1 2 3 4 C. MRP, MRP II, etc.) 1 2 3 4 D. Scheduling, Production Management Control Systems 1 2 3 4 E. Office Automation-Office Computerization. 1 2 3 4 F. SPC-Statistical Process Control 1 2 3 4 G. SQC-Statistical Quality Control 1 2 3 4 H. SPS-Statistical Problem Solving, Using Charts/Graphs Taguchi Methods 1 2 3 4 I. Local Area Networks-Computer LAIN 1 2 3 4 J. Automated Inspection-Computerized 1 2 3 4 Inspection Control K. AMH-Automated Materials Handling 1 2 3 4 . . Robotics-Manufacturing Robotics 1 2 3 4 M. FMS-Flexible Manufacturing Systems 1 2 3 4 N. JIT-Just in Time 1 2 3 4 41. In which industry groups are you involved? (circle all that apply) A. Local. 1 B. State 2 C. National 3 Page 11 Community Business Survey Part I -Wholesale/Distribution Supplement This section of the survey is for wholesale/distribution firms only. GENERAL. QUESTIONS • 30. What is the primary industry that you serve? (circle one) Industry Type A. Agriculture 1 B. Mining 2 C. Manufacturing 3 D. Finance, Insurance, Real Estate 4 E. Retail 5 F. Services 6 G. Government H. Other _ 8 31. Please indicate the number of suppliers for your materials. (circle one) Source A. Single Source 1 B. 1-3 Suppliers 2 C. 4-10 Suppliers 3 D. 11-30 Suppliers 4 E. 30-100 Suppliers 5 F. 1007 Suppliers 6 32. What percentage of your business is divided between customer pick up and shipment by you? (indicate the percentage, the total should equal 100 percent) Distribution Percentage A. Customer Pick Up B. Materials Shipped C. Materials Delivered 33. Please indicate the percentage of in-coming and out-going transportation methods: (the columns should 'Equal 100 percent) In-coming Out-going Method Goods Goods A. Semis (over-the-road) B. US Mail • C. UPS, Federal Express D. Company Fleet E. Local Cartage F. Rail G. Air freight H. Other Community Business Survey Part I -Wholesale/Distribution Supplement 34. What percentage of sales are: (indicate the percentage, the total should equal to 100 percent) Sales to Percentage A. Original Equipment Manufacturers B. Individual End Users C. Other Business End Users D. Retail Outlets 35. What specific specialty and/or expertise does your firm offer? (provide a brief description of your company) • 36. Is there any way the city could help your company:grow? 37. Please list major industries that you serve and their locations:(indicate the major industry not customers and the location, circle as many as apply) Local Rest of State National International 1 2 3 4 1 2 3 4 1 2 3 4 38. Please list the major components, raw materials, or services that you use and the location of suppliers: (indicate the major industry and the location, circle as many as apply) Local Rest of State National International 1 2 3 4 I • 2 0 4 1 2 3 4 1 2 3 4 39. In what single specific industry is your largest customer? (indicate the industry not the customer name) Community Business Survey Part I -Wholesale/Distribution Supplement 40. Do you: (circle all that apply) • 0 Functions A Accept large lots and repackage into smaller lots 1 B. Stock wide range of product lines 3 C. Provide additional value added functions D. Provide warehousing for non-related businesses 4 E. Maintain clean room standards 5 F. Control humidity and temperature 6 G. Provide bonded storage H. Maintain other standards: 8 41. If you provide other value-added functions, what are they? (list all) 42. Please rate the Twin Cities as a distribution hub, in terms of access to markets, compared to other large metro areas: (circle the appropriate response) Better than Same as Not as Good as the Twin Cities the Twin Cities the Twin Cities A. Chicago, IL 1 2 3 B. Atlanta, GA 1 2 3 C. Kansas City, MO 1 2 3 D. New York, NY 1 2 3 E. Omaha, NE 1 2 3 F. St. Louis, MO 1 2 3 G. Denver, CO 1 2 3 H. Other 1 2 3 I. Don't Know 1 2 3 43. How could the Twin Cities be a better distribution hub? (list) 44. How important are the following storage-types to your company? (circle a response for each type) Very Somewhat Not Important Important Important A. Cold Storage 1 2 3 B. High Bulk 1 2 3 C. Refrigerated 1 2 3 D. General Warehouse 1 2 32 3 E. Heavy Equipment 1 2 3 E. Crane-way 1 3 F. Open Yard Storage 1 23 G. Other 1 Community Business Survey ---- Part I -WholesalelDistribution Supplement oi.,.... . , .; 45. Do you have any of the following storage types? (indicate yes or no) YES hta • A Cold Storage B. High Bulk -- — C. Refrigerated .............................. D. General Warehouse.......................... __ E. Heavy Equipment — E. Crane-way F. Open Yard Storage _ G. Other 45. A. If you have outside storage, approximately how many square feet do you have? 45. B. If you have outside storage, what do you use it for? (indicate the percentage, the total should equal 100 percent) ID f c �g A Work area .......................... __--- B. Truck Parking ..................... C. Product Storage ................... ------ D. Other 46. Do you need additional storage for the following types? (circle a response for each type) Need Need Do Not Somewhat Need Greatly ---2-- 3 1 3 A Cold Storage 1 2 High Bulk ' 2 3 B. Hig 1 C. Refrigerated 1 2 3 D. General Warehouse.......................... 3 1 � 3 E. Heavy Equipment ..................• 1 E. Crane-way 1 9 3 ............................. F. Open Yard Storage ......................•• G. Other 1 2 3 types? (indicate yes or 47. Does the North Metro area provide sufficient warehouse space of the following y-� no for each type) North Metro area is defined as all area north of Highway 12 from the west end of The hway 36 from the east end of Washington County. Hennepin County, and north of High YES NO A Cold Storage B. High Bulk C. Refrigerated ................................. D. General Warehouse ...................... i E. Heavy Equipment ......................... E. Crane-way .................................... F. Open Yard Storage ........................ G. Other Community Business Survey Part I -Wholesale/Distribution Supplement 48. Does the Twin cities area provide sufficient warehouse space of the following types? (indicate yes or no 1111 YES NO A. Cold Storage B. High Bulk C. Refrigerated D. General Warehouse E. Heavy Equipment E. Crane-way F. Open Yard Storage • G. Other 49. Are you tied directly to customers: (indicate yes or no) YES NO A. Via computer & modem B. Direct computer link C. Other *50: What'are the primary factors affecting thergrowth of your business? (list the most important) 51. To what extent are your shipments affected by: (indicate the appropriate response) Greatly Somewhat Not Affected Affected Affected A. Road Congestion 1 2 3 B. Road Construction 1 2 3 C. Weather 1 2 3 D. Road Condition 1 2 3 E. Seasonality 1 2 3 F. Regulation 1 2 3 52. If seasonality is an issue, then when are your seasons? (indicate the season(s), i.e.: fall, winter) High Season Low Season 52. A During low season, could you accommodate temporary storage? YES NO 53. What traffic routes create the most problems? (indicate roadway/corridor, i.e.: I-35W) 54. What is your drive time to the nearest interstate freeway access? Minutes 55. Do you handle any merchandise that would benefit from Free Trade Zone Treatment? YES NO If so, please list the merchandise. Community Business Survey ----- // fil,G9( •--'"--l`...,.,,- .2-,1 , Part I - Retail & Services Supplement This section of the survey is for retail & service firms only. GENERAL QUESTIONS • 30. Please indicate your status: (circle one) Status A. Owner1 B. Manager with full responsibility including financial decisions 2 C. Manager with full responsibility excluding financial decisions. 3 D. Manager/Clerk with limited responsibility 4 31. Please indicate the type of retail unit: (circle one) Unit .A. Single Store (one owner, one store) 1 B. Chain (one owner, many stores) 2 C. Franchise (one owner, pays franchise fee) 3 32. Please indicate the number of stores: (if a franchise, how many units in the franchise): (circle one) Number A_ Single Store 1 B. 1-3 Stores 9 C. 4-10 Stores 3 D. 11-30 Stores 4 E. 30+ 5 33. If you have more than one store, what is the approximate distance to your closest location? (indicate the • distance in miles) ____ __—:----- miles 34. Where is your headquarters located? (circle one) Location 1. North Metro Area 1 2. Elsewhere in Twin Cities 7 County Metro Area 9 3. Rest of Minnesota 3 4. 5 State Area (WI, SD, ND, IA, Except MN) 4 5. Rest of Nation 5 6. International 6 35. From where is product shipped to the store? (indicate the approximate proportion of each method, the column should total to 100%) Origin A. Central corporate warehouse B. Directly from the manufacturer % C. Directly from the distributor D. By a jobber (sets up and stocks display racks) % TOTAL 100% Page 9 Community Business Survey Part I - Retail & Services Supplement 36. Indicate the type of building where you are located? (circle one) . A Enclosed shopping center (i.e. Northtown) 1 B. Strip Center 2 C. Stand Alone Building 3 D. Other 4 37. What is your primary target market? (circle one, household income) Target Market A. Income $150,000+ 1 B. Income $75,000 - $150,000 2 C. Income $25,000 - $75.000 3 D. Income <$25,000 4 38. Approximately how big is your trade area? (indicate the miles in terms of an approximate circle around the store) Store >mil,— Miles radius 39. Indicate the proportion of each type of sales generated: (indicate the proportion of dollar value of sales, the total should add to 100 percent) Sales A. Retail B. Mail Order C. Wholesale to others D. Outside sales (sales made by outside sales representative) TOTAL 100% 40. Which credit cards do you accept? (circle all that apply) Credit Cards A. Master Card 1 B. VISA 2 C. American Express 3 D. Diners Club 4 E. Discover Card 5 F. Stores own card 6 G. None 7 H. Other 8 41. Where do you advertise? (circle all that apply) • Advertising A. Local Newspaper 1 B. Twin Cities Newspaper 2 C. Radio 3 D. Television 4 E. Yellow Pages 5 F. Billboards 6 G. Direct Mail 7 H. Specialty Magazines (i.e. Mpls/St. Paul) 8 I. Other 9 3/16/94 Page 10 Community Business Survey _ "--'17Z7-'''7`--,--- Part I - Retail & Services Supplement \ 42. Indicate the level of competition: (circle one) Highly Somewhat Not Competitiveness Competitive Competitive Competitive 2 Il 3 A. Price Competition 1 3 B. Quality Competition 1 2 43. What type of signage do you have? (circle all that apply) Signage 1 A. Fixed on building - B. Free standing pylon (>15 feet) 3 C. Free standing monument<15 feet) 4 D. Portable sign -\, 44.'Is'yoursignage adequate? ,..z ,t .i:q,I Yes .44.A If not adequate, what would you consider adequate?'(please describe the situation) „45. Are:your parkingfacilitiesadequate? _..Yes ` 9 :, � .r-•. •. �- rat ...'. u.Lr,-_....... �., i *45.A If not adequate,what would you consider adequate? (please describe the situation) N t t,P -1 NAS A O1LAjW\ (i,: V. - s I 6 3 I 46.-Indicate the two nearest cross streets to your location? and 47:13'o—foil face any;:traffic iiielitions;.that affect your business? No 47.A. If yes,-nlease describe the situation? Pace 11 Community Business Survey Part I - Retail & Services Supplement 48. Please indicate the extent of any security problems: (circle the appropriate response) 11111 Severe - No Problem . -. Problem Problem Problem A,Shop lifting 1 —2 2 3 B. Bad checks 1 — 2 3 C. Credit card fraud 1 2 3 D. Other 1 2 3 48.A. If Other, please describe: _ ` 49. Have security problems changed over the past 2.3 years? (circle the appropriate response) Problem Increasing Same Decreasing A. Shop lifting 1 2 3 B. Bad checks 1 2 3 C. Credit card fraud 1 2 3 D. Other 1 2 3 50. Do you use a check verification service? Yes No 50.A. If yes, who do you use? 50.B. If yes, indicate your level of satisfaction with this service: (circle the appropriate response) Satisfaction A. Very Satisfied 1 B. Satisfied 2 C. No Response 3 D. Dissatisfied 4 E. Very Dissatisfied 5 '.51 :Have you,had to summon the police during the past year? -......,..........._, _,,....:-... .......,,,,bYes 77".777:7,44:-7 lir t_J)l - M-- _.._ v - 51.A.. If yes, how often? (circle one) Frequency A.1'.- Once a week 1 B. Once a month 2 C Every 2-3 months 3 D:_;Every 3-6 months 4 E.-:Once a year 5 "b ./4 Pace 12 Community Business Survey , Part I • Retail & Services Supplement 51.B. In general,"was the police response adequate to the circumstances? ' Yes '-'" ac o S 51.C. If the response was not adeeg1uate, please describe the circumstances: •i,\_(,A e, yb._/,__)„ ----71- rL-) ,_),L,-NL.i..._ 0.._:,*...t_t_tf et ruALL,,kr..„A . 52. Indicate your satisfaction with the police response to: (circle the appropriate response) Problem Satisfied No Opinion Dissatisfied 4:.*Shop lifting1 2 3 B. Bad cheeks .:.!1, 2 3. C.a1.Credit card fraud1 2 ' D. Other 1 2 3 53. Would you like the police to conduct the following (circle all.that apply)e r't cd) :Yrt- 'i. - 1 A Al securitysurvey ofyour premises B:1 .A robbery presentation ., ; H 2 C: A shoplifting presentation*'" L{ 3 D., 4 bank eposit safety presentation 3 4 E:tOtlier ;zIJh r,. . 0 e . T✓' 5 54.-Is there any way the city could help your business grow? °- .Thank you for your time. , ?/1R/Qd Page 13 Community Business:Survey Part I - Professional/Services Supplement. '3. `� • "� This section of the survey is for professional/service firms only. 30. Please indicate your status: tc.rcle one) A. Sole owner B. Partner C. Manager with full responsibility including Financial decision, D. Manager with full responsibility excluding Financial decisions 4 31. Is your office space: (circle one) A. Leased from others 1 B. Owned-condominium 9 C. Owned-entire building _ Do you face any :.- 32. y : .>,.�s..,. ... traffic conditions that affect your business? (indicate) Yes No 32.A. If:i'e;.• j>le€i e describe the situation?--. t V — ��y'�"�e (e • - '�U 1_�r� r 33. What type of..i,nage do you have? (circle all that apply) A. Fixed on building 1 B. Free standing pylon (>15 feet) 9 C. Free ,landing monument <15 feet) :3 D. Portable .si,n 4 a _ • 34:- Is your'si«n r,e adequate? (indicate) • Yes 34.A:tf iic;t,:;ulc cjiwould.you..conSider.adeg u ,ic? (please cleser'ibe) 34.-Have y ou h id to ummon.the police during the pa t-year'l(indicate) „ n 34 A. lfy c s hcri orFcn' (number u1 trmeti) t,►nc.: 34 B. In l;rrui:i1 'i�Js the responseadequate to thi c:irccirnstances? (indR ite) Yes No 1/10/94 Page 9 Community Business Survey Part I - Professional/Services Supplement 34.C. If the response was not adequate, please describe the circumstances: ......._ _. . _. . .__.., .. , .. .- - II • 35. Would you like the police to-conduct the followintr-(circle all that apply) A. A security survey of your premises C..) 1 B. A robbery presentation A- 9 - C. A bank deposit.safety-presentation Ai D. Other _______------------ 3 ... :..„:._..... . ,. 36. Is there any way the city could help your business grow? (please describe) 1 1 37. If you vere to relocate.within the next five years. wotild ytiti prefer to locate in (circle one for each) Somewhat Not Likely Likely Likely I TYPE. ed 1 High-rise,leasf)kernise 1 I.:' 9 •, . premise , 9 3 ..._-,. • CSinglirgliT6'.1iu Ming "1-:•,- 9 3 OWNERSHIP ..7,1-, k....:D. Multi-i uniint. which you would own/occupy and lease to others... (.. . 9 :3 E. Mu Ili-t un ant. that you would lease 9 • :3 F. Condom in i u in ') :3 ,.. ,...-G. Free siundiniz - own ti 9 :3 / .--, I H. Free siant.;ndi - lease L . 9 - 3 1 SETTING • - 3 --I. Prolositimi I services building with a mix OF prolossionals9 1 - .) o Professional services building with only/mostly your prolession . ..;,i .7 :3 1 K. General (Zee mix setting tt) 9 3 5 L. Ret•iil •,viiing- / • ' . tl. 9 3 . M. Other v 38-1Dei'eOttrAvIttirivvitr.Trepresentative to assist .i•iii-Wit l -viiiiEiTiirreiirdevolop rrieniiiTTl ? i d Ica t('.) um.4,-."'" .1.'1.,....;........... ..::;..-..;.L.: -•‘;---.J.,.........-.......---.:-....t-........=.......:....a... ..---...,.:,:...;:...... .. • LI!e s•:.-'ze.-'..,!. . --7.-'717:- '7-.;-:• .- No - !.. , ,,n,nA lite 10 Community Business Survey Part I - Professional/Services Supplement. This section is fur medical services providers only. :39. Is there a heed for any additional or expanded medical Facilities in the Nun h Metro Area? (indicate) Yes No 39.A. If so. what would they be? (please describe) 40. Are you a member of an HMO? (indicate) Yes No 40.A. If.so. \\ hick one? Thank you fur your time. 1 I/10/91 (';i t 11 Community Business Survey Part I • Real Estate Supplement r REAL ESTATE QUESTIONS This section of the survey is for.Real Estate firms only. • 30. Please indicate your licenses: (circle all that apply) Licenses A. Minnesota Real Estate Broker 1 1 B. Minnesota Real Estate Sales Person 3 C. Other 31. Are you a member of a Board of Realtors? (indicate) - Yes No 31.A. If so, please indicate the Board: (circle one) Board 1 A. Greater Minneapolis B. Anoka Board 3 C. Other 32. Please indicate the functions your firm normally provides by indicating the percentage of time spent on each activity: (the total should add to 100 percent) Functions • A. Residential Sales % B. New Home Sales C. Commercial Sales and Leasing % D. Residential Property Management E. Commercial Property Management F. Appraisal G. Investment Real Estate Sales % H. Residential Relocation Services % I. Commercial Development % J. Residential Development % K. Other 100% TOTAL 33. Is your office: (circle one) Ownership A. Independently owned 1 1 B. Part of a franchise 3 C. Part of a corporation • 33.A. If part of a franchise or corporation, where is your headquarters? (circle one) Location 1 A. North Metro Area B. Elsewhere in Twin Cities 7 County Metro Area J C. Rest of Minnesota 4 D. 5 State Area (WI, SD, ND, IA, Except MND E. Rest of Nation 6 F. International Paye 9 02117/93 Community Business Survey Part I • Real Estate Supplement • 34. What is the number of agents in your office? (indicate the number of agents for each section below) Agents A. Part Time B. Full Time Agents with Specialized Designations A. CRS B. CRB C. CCIM D. CPM E. CRE F. SIOR G. GRI H. Other 35. What is your principle market area? (circle one that best describes your area) Market Area A. North Metro Area 1 B. Entire 7 County Metro Area 9 C. North and West Metro Area 3 D. Minneapolis and Minneapolis Suburbs 4 E. Anoka County F. St. Paul and St. Paul Suburbs 6 • G. Other 7 36. In your opinion, within your principle market area. are residential housing values: (circle one) Values A. Declining in value 1 B. Relatively stable 2 C. Exhibiting moderate growth in value 3 D. Increasing in value in advance of overall metro aver age 4 37. Currently, which house price range are in greatest demand in your principle area of activity? (circle one) Price Category A. Less than $80,000 1 B. $80,000 to $120,000 2 C. $120,000 to $180,000 3 D. $180,000 to $220,000 4 E. $220,000 or more 33. Is there currently a shortage of homes in any given price range? (indicate) Yes No Community Business Survey Part I - Real Estate Supplement 38.A. If yes, indicate which price category has a shortage: (circle one) . Price Category 1 . Less than $80,0002 B. S80,000 to S120,000 3 C. S120,000 to S180,000 3 D. S180,000 to S220,000 E. $220,000 or more 39. Is there currently a surplus of homes in any given price range? (indicate) Yes No 39.A. If yes, indicate which price category has a surplus: (circle one) Price Category A. Less than S80,000 1 1 B. S80,000 to S120,000 3 C. S120,000 to $180,000 3 D. $180,000 to S220,000 E. S220,000 or more 40. What are the predominant positive selling points for residences in: (indicate) Brooklyn Center Brooklyn Park Blaine 41. What are the predominant negative selling points for residences in: (indicate) Brooklyn Center Brooklyn Park Blaine 42. What general recommendations would you make for improving the attractiveness of the following communities: Brooklyn Center Brooklyn Park Blaine 43. Is there any way in which your firm could assist the city in improving the quality of life and/or marketing of the North Metro area? Page I1 ' Community Business Survey Part I - Real Estate Supplement al 44. \e\7htiat needs to be done to make the North Metro area more attractive to executives transferring into this area from out-of-state? 45. If you are engaged in commercial real estate, list the types of property you regularly deal in: (circle all that apply) Commercial Real Estate A. Office Lease/sales 1 B. Retail/Commercial properties 2 C. Industrial/Warehouse/Distribution facilities 3 D. Other 4 46. Is there a shortage of property types in the following communities: (indicate property type) Brooklyn Center Brooklyn Park Blaine 47. Which property types are most over built in the following communities: (indicate property type) Brooklyn Center Brooklyn Park Blaine Overall North Metro Market 48. Please indicate the percentage of revenues generated in listings versus sales/leases: (indicate the percentage, the total should be 100%) • Revenue A. Listings % B. Sales/Leases % TOTAL 100% 49. Do you provide buyer/tenant agency services? (indicate) Yes No 50. What percentage of your business is br-yer/tenant representation? As Real Estate practitioners, you and your office are in a unique position to assess the strengths and weaknesses of the participating North Metro communities. nni, -,fin - Community Business Survey Part I • Real Estate Supplement _ .51. Please indicate the principle positive features of the overall North Metro region: • 52. Please indicate the principle negative features of the overall North Metro region: 53. What are the primary factors new Twin City residents use to determine where to locate in the Metropolitan area: 54. Of these factors, which tend to attract them to live in the North Metro? Community Business Survey Part I - Finance & Insurance Supplement This section of the survey is for Finance and Insurance firms only. Firms engaged in financial related business complete sections 1 and 3. Firms engaged in insurance relate business complete sections.2 8; 3. 0 _ FINANCIAL BUSINESS QUESTIONS If you are an insurance related business please skip to the next section, Question 34. 30. Please indicate your title: 31. Please indicate the type of finance unit: (circle one) Unit A. National Bank 1 B. State Bank 2 C. Savings and Loan 3 D. Credit Union 4 E. Finance Company 5 F. Brokerage 6 G. Other 7 32. Do you make loans? (indicate) Yes No 32.A. If you make loans,.who makes your lending decisions? (circle one) Loans A. All decisions made at this location 1 B. Lending decisions up to $500,000 made at this location 2 C. Lending decisions up to $1,000,000 made at this location 3 D. All lending decisions made at other locations 4 32.B. If you make loans, please indicate your maximum lending limit: (circle one for each category) Commercial General Maximum Lending Limit Real Estate Loans • A. Less than $100,000 1 1 B. $100,000 to $499,999 2 2 C. $500,000 to $999,999 3 3 D. $1 million to $5 million 4 4 E. Greater than $5 million 5 5 32.C. If you make loans, please indicate your minimum lending limit: (circle one for each category) . Commercial General Minimum Lending Limit Real Estate Loans A. Less than $100,000 1 1 B. $100,000 to $499,999 2 2 C. $500,000 to $999,994 3 3 D. $1 million to $5 million 4 4 E. Greater than $5 million 5 5 32;D. If you make loans, do you participate in the following programs? (circle all that apply) Programs A. SBA 7A 1 B. SBA 504 2 01/20/93 Page 9 Community Business Survey Part I - Finance 8. Insurance Supplement 33. Please indicate the geographical distribution of your loan portfolio? (indicate the proportion of dollar value of loans, the total should add to 100 percent). Location • 0 A. North Metro Area B. Elsewhere in Twin Cities 7 County Metro Area C. Rest of Minnesota D. 5 State Area (WI, SD, ND, IA, Except MN) E. Rest of Nation F. International TOTAL 100% • INSURANCE BUSINESS QUESTIONS If you are not an insurance related business, skip to the next section 34. Please indicate your title: 35. Please indicate the type of insurance unit: (circle one) Unit A. Insurance Company 1 B. Insurance Agency 2 36. What insurance products do you offer? (circle all that apply) Products A. Property B. Life C. Automobile D. Recreational (RV. Boat) 4 E. High Risk 5 F. Disability 6 G. Other 7 37. Do you finance real estate development projects? (circle all that apply) Development Projects A. Residential 1 B. Commercial 2 C. None 3 D. Other 4 38. Where are your back-room operations (underwriting, pooling risk, etc.) located? (circle one) Location • A. This facility • 1 B. Elsewhere in the North Metro Area C. Elsewhere in Twin Cities 7 County Metro Area 3 D. Rest of Minnesota 4 E. 5 State Area (WI, SD, ND, IA, Except MN) 5 F. Rest of Nation 6 G. International 7 01/20/93 Page 10 Community Business Survey Part I - Finance & Insurance Supplement GENERAL QUESTIONS 39. Where is your headquarters located? (circle one) . doLocation A. North Metro Area 1 B. Elsewhere in Twin Cities 7 County Metro Area 2 C. Rest of Minnesota 3 D. 5 State Area (WI, SD, ND, IA, Except MN) 4 E. Rest of Nation 5 F. International 6 40. What are the biggest security/fraud issues your organization faces? 41. Have you had to summon the police during the past year? Yes No 41.A. If yes, how often? (circle one) Frequency A. Once a Month 1 B. Every 2-3 months 2 • C. Every 3-6 months 3 D. Once a year 4 41.B. In general, was the police response adequate to the circumstances? Yes No 41.C. If the response was not adequate, please describe the circumstances: 42. Is there any way the city could help your business grow? Thank you for your time. 01/20/93 Page 11 Community Business Survey Part I - Construction Sector Supplement This section of the survey is for construction firms only. 30. Please indicate your status: (circle one) A. Owner 1 B. Partner C. Manager 3 31. Describe your office space: (circle one) A. Leased from others 1 B. Owned multi-tenant building 3 C. Owned free-standing building 4 D. Work out of personal residence 32. Where do you perform most of your work? (indicate the proportion of work in each area) A North Metro (North of I-394/Hwy. 36 east-west axis) B. Rest of Twin Cities % C. Minnesota outside the Twin Cities D. Outside Minnesota within 4 state region (WI, IA, ND, SD) % E. Outside Minnesota and the 4 state region, within the United States F. Outside United States % 33. What types of construction do you perform? (indicate the proportion of each type) A. Single family homes B. Remodeling (room additions, porches, kitchens, etc.) C. Multi-family residential. D. Commercial/Industrial. % E. Office buildings % F. Highways, streets, utilities and related facilities % C. Restoration/Rehabilitation % H. Tenant leasehold improvements °6 I. Other 34. Indicate if you are a general or sub-contractor: (check all that apply) 1. General 2. Subcontractor 35. List all of your licenses: (list) 36. What is your specialty? (please describe) 37. How many subcontractors do you normally work with? (indicate the number or range) . , _ , (.4i-eA-c-(------7 Mounds View Survey Supplement K9 ,4 ""//J! 0 Community Involvement 1. Please indicate whether you have, are, or intend to become involved in each of the following community activities. (Check each category that applies.) Past Present Future A. Festival in the Park _ B. Carom unity Theater C. Focua 2400 D. Advisory Commission E. Partnership with Local Schools F. OTHER (specify below) 2. Please offer any comments you may have about Io:aI community activities, and describe OTHER.if you listed O'1.116R above in question IS. 3. How would you rate the following Mounds View amenities? (Circle one number for each item) • ,. Excellent Good Adequate Fair Poor A. Shopping Facilities 12 3 4 5 B. Recreational Facilities 1 -i.2 2 3 4 5 - C. Local Newspaper 1 -1 2 3 4 5 - fp D. Dining Facilities 1_ u 2 3 4 5 - ? E. Accommodations for Clients 1 1 2 3 4 5 -i1 F. Community Events 1 3 2 3 4 5- C G. City Image 1 - i 2 3 4 5 - 5" H. Housing Costar 1 -3 2 3 4 5 - f T, Rousing Availability. I _i 2 3 4 5 _ J J. Land/Bldg. Casts/Lease rates 1 • 2 3 4 5 -"3 4. What priority would jou recommend the city place on each of the following topics? (Circle one for each topic) High • hfedium .I.ow A. Area Clean-Up & Maintenance 1 -.Z 2 3 -,P1-1 13. Crime, Security, and Safety 1 2 3 C. dousing Rehabilitation 1 2 3 D. Improving City's Image 1 2 3 E. Improving Labnr Force Quality 1 2 F. Corn martial.Redcveloprnent Along Main Arteries. 12 3 G. Revising Sign Ordinance 1 2 3 H. Streets, Public Works 1 2 - 3 L OTIMR. (spay on next page) 1 - 2 3 , 5. Please offer any comments you may have about city priorities and/or describe OTHER if circled in question 4.I. The following three questions deal with land use and zoning Issues: (Circle YES or NO for each question) --2/5a1 1/ 6. Arc you satisfied with your current zoning? YES ,V.. NO t'� 7. Would you be interested in serving on a zoning advisory committee? YES-,\ NO �� 8. In your opinion, is the Highway 10 corridor in need of 13 `� �Z . \ rezoning? YES ." \ NO S. If you anwered YES to question 8, what changes would you suggest? ' ICLA-AL.T- Al_hck—, GA.47- q6-ecicu-2-7..._. v1111VJ ili,, ,-4-, �et,fic, ,� J. ' s 1c-/A-J spm , P ct- ,-i te--a-i.4,24.4 • 6,Lb.z.„,,t. .4,z,,,,,Latzchp ,/ 6 cA.4,.., • y6 , ,.4-c,c c..0u,rn}.-pct c4 ° s, u-c bi.-.4.4-,„1.� �1 . he - a.. � - Piz.,.-0� A-n The following three questions deal with the city's efforts to communicate with the 1 business community. (Circle YES or NO for each question) 10. Arc you receiving the city's newsletter,'Mounds View 606 f 334 Matters"? YES../ NO ��, 11. Would you be interested in a newsletter spe lly for 0/50 33.. business? = YES —31 NO 12. Wuulck you'be-interested istrcontributing articles ursuclza- 33 1 . YES newsletter?: . .j�IO 13. Ara there any suggestions;you would like LamaYe regarding:the city's newsletter? n Clt,i.1 J' IrilArt. CLCt,I,iLi y btr,J faz.I Y1 u ��GA-e rrkl�c,�' '� 1 J � • Business Retention Program First Run Data Sort October 27, 1994 Total Companies = 166 Construction = 14 FIRE= 9 Manufacturers = 14 Motel/Hotel= 2 Professional Services = 16 Restaurants = 15 Retailers = 54 Professional Service Companies = 29 Tranportation = 6 Wholesale/Distribution = 14 Total of 69 companies completed the survey. Part I: 17.F. Increased Employment in last 3 years? 29 = Y 17.G. Decreased Employment in last 3 years? 7 = Y 18.F. Increase Employment in the next 3 years? 35 = Y 18.G. Decrease Employment in the next 3 years? 2 = Y 21. b = 9 c = 19 d= 2 e = 1 f= 10 g = 3 h = 5 i = 7 j = 3 k = 1 = 9 n = 4 S o = 10 p = 12 q = 11 r= 15 s = 3 t = 1 u = 2 22 a = 7 b = 8 c = 8 d = 14 e = 11 f= 3 27 What are the services you would like to see in the N. Metro Area? • Major grocery store or clothing store • large water treatment or wastewater treatment plant, power plant or chemical plant • quality restaurant • Quality Hotel • clerical based industries 28. Chamber member currently = 15 Interested in Chamber= 6 29. Sales Level(53 answered) 8 = less than $100,000 16 = $100,000- 499,999 10 = $500,000 - 999,999 5 = 1 - 5 mill 7 = 5- 15 mill 7 = 15 mill+ Part ll 1. - 19 companies own facility 6. Why chose location? • heavy traffic area • location • visibility • • tax increment financing assistance 10. Factor Regard as Advantage • Proximity to labor pool • business potential on 10 • friendly atmosphere • police are great • access to freeway • cost of facility space • central location 12. Factors that discourage business expansion? • High taxes both local& County • Property Rezoning • Sign Ordinance • permit process too lengthy • franchise fee • not enough stop lights on hwy. 10 • city is anti-business • lack of economic dev. incentives • workers comp 13. Difficulty in City Svs? • water/sewer charges • inconsistent rulings by inspector • no follow through on permits issued 27. Single Most important thing that could be done to make community a better place to operate a business? • Better dialogue between city and businesses • new business park • reduce taxes on businesses • more business on hwy. 10 • change sign ordinance - more flexibility • pro-business attitude of city • promote businesses • better restaurant and accommodations • better appearance of city • better access roads Business Retention Program March 16, 1995 Part I Summary Total of 108 companies completed Survey Part I. 3. Sixty three percent (68) of the companies are corporate headquarters. Market Area Analysis: 7. Only six percent are involved in international sales with fifty one percent having 100% of their sales in the twin cities metro. Employment Analysis: 10. A small percentage of companies have a very difficult time recruiting and retaining employees in all of the categories. Service and Technical/Skilled Labor had the highest percentage of difficulty in recruiting with Services, by far, the highest percentage in retaining. The breakdown is listed below. Employment Category Difficulty Recruiting Difficulty Retaining Scientist and Engineering 3 0 Other Professional 3 1 Managerial 3 1 Sales 2 1 Clerical 0 0 Services 6 5 Technical/Skilled Labor 6 1 Unskilled Labor 1 2 11.b Nine companies stated that there was difficulty in recruiting employees due to the lack of skills and three noted the difficulty in retaining due to lack of skills. 12. The following are skills that their employees are the weakest. Technical/Computer, Customer Service, Reliability and Work Ethic, Basic High School Reading and Writing, Professionalism, Motivation and Productivity and Math. 13. Twenty Five percent of the companies are interested in learning more about technical and community college training. 15. In each category, employers will be increasing their staff over the next five years with the largest increase in the Sales sector and close seconds from the Managerial, Services and Technical categories. Business Changes: 17.F. Thirty five percent (38) of the companies have increased employment in last 3 years. 17.G. Eleven percent (12) experience a decreased in employment over the last 3 years. 18.F. The good news is that forty six percent (50) of the companies will be increasing their current employment levels in the next 2 years. 18.G. Only two percent expect to have a decrease in employment over the next 2 years. 18.J. Ten companies (9%) indicated that they are considering relocation of their facility in the next two years. 19. Of those companies that indicated that they are considering relocation, 50% said they would locate in the North Metro with two companies looking to relocation out of Minnesota. 20. Of those companies that are considering relocation, one will be moving in 6 months, one in one year and the remaining in one to three years. Location Factors: 21. Roads, Property Taxes and Facility Space were the three top factors that companies considered in making a relocation or expansion decision. Following close behind were State Income Tax and Sales Tax, Workers Compensation, Unemployment Insurance Costs and the Permit Process. Other factors noted that were not listed include visibility and access off Highway 10 and the freeway and positive business climate. 22. The top two reasons companies noted for relocating outside the City were Incentives from other cities/states and Minnesota Business Climate. Other factors noted that were not listed include local City hassles and zoning/land use incompatibility. Business Outlook: 23. Thirty one percent of the companies surveyed indicated that they anticipate an excellent business outlook over the next two years with only one company having a poor outlook. 25. Sixteen percent indicated that better facilities would be a high priority in assisting their company. Business Service Usage: 26. The majority of companies purchase 100% of their services in the North Metro. The breakdown of those services that are purchased 100% in the North Metro is as follows: Category % of Companies Accounting 46% Advertising 43% Management Assist. 36% Employee Training 47% Bank Deposits 70% Financing 38% Marketing 21% Production 18% Transportation 19% Warehousing 34% 27. The following services were noted that companies would like to see iii the North Metro Area. • Major grocery store or clothing store • Large water treatment or waste water treatment plant, power plant or chemical plant • Hardware store • Satellite Office Space • Catering Service • Quality restaurant • Quality Hotel • Clerical based industries 28. There were twenty companies that are current members of the local Chamber and there are twelve that may be interested in becoming a member. Business Retention Program April 20, 1995 40 Part II Summary Total of 108 companies completed Survey Part II. Facilities Analysis: 1. Fifty two percent (56) of the companies own their own facility. Forty seven percent (50) of the companies lease space. l.a. Of those that lease space 54% of their leases expire in 0-4 years; 20% expire in 5 or more years; 12% are month to month and 15% percent have open leases. 2. How long have you been in your current facility? 46% 0-5 years 22% 6-10 years 22% 11-25 years 7% over 25 years 3. How Big is your facility in Square Feet? 58% 0 - 5,000 8% 5,100 - 10,000 9% 11,000 - 30,000 9% 31,000 - 60,000 2% 61,000 - 100,000 2% over 100,00 4. How long do you plan on staying in the current facility? 5 businesses indicated one year or less (update: one has already moved and one closed down.) 7 businesses plan on staying 1-3 years. 12 businesses plan on staying 3-5 years. 80 (12%) plan on staying more than 5 years. 6. The following are the main reasons businesses decided to locate in Mounds View. Heavy traffic area. Freeway Access. Already established business\Live in area. Visible to Highway 10 Low Rent\Costs Received incentive from City - TIF, IDB • Close to employee base Liked small town feeling Close to distributors 7. What would you do if you needed to expand? 11% would build to suit a new building to own or lease. 11% would find existing building to own or lease. 21% would build expansion to existing space. 10% would expand into adjacent space. 6% would establish a satellite facility elsewhere. 3% would divest one or more operations that they currently perform in house. 9. Current use of space? 9% of the companies are using between 76 and 99 percent of their current facility. 82% are using 100% if their existing space. Local Services: 10. The most common factors that are advantageous or favorable to remaining or expanding in Mounds View. Location - Traffic - Freeway Access. Visible to highway 10 and customer base. Proximity to Labor Pool Received Great Assistance - TIF Close to market Low Rent Good local services Good Quality of Life 11. Roads 80% satisfied Sewers 79% satisfied Water 76% satisfied 11% are dissatisfied to very dissatisfied(1) Police Protection 31% very satisfied 65% satisfied Solid Waste Tlispos-1 Solid Waste 1JlJV J41 14% very satisfied 50% satisfied Hazardous Waste Regulations 37% satisfied Emergency Medical Services 15% very satisfied 50% satisfied Electricity/natural gas services 82% satisfied Schools 53% satisfied Facility Space Availability 35% satisfied Land Availability 35% satisfied Local Economic Development Efforts 29% satisfied Postal Service 78% satisfied Local Capital Services 41% satisfied to very satisfied 12. What Factors discourage you from remaining and expanding the Mounds View? 61 companies made comments Taxes - 33% (20) Unfriendly Business Attitude at City - 18% (11) Mall Vacancy - 8% (5) Condition of Highway 10 - 4 Sign Ordinance - 4 Land/Building Availability- 3 General Competition - 3 Land\Building Cost and lease rates - 3 Crime - 1 Transportation : 17. Six Percent use airport for business use, three companies use for personal use and 4 use the Blaine/Anoka airport. Financing: 21. Five local businesses have applied for SBA financing in the past and 4 received the financing CEO\General Manager Lifestyle: 22 85% of the CEO\Managers live in the north metro and 15% live outside the North Metro. What you like most about living in N. Metro: Light Traffic\Quite 111 Convenient/Accessible to Cities and North Affordable housing Neighborly Nice People Good School System Large Wooded Lots Less Crime - Safe Nice Parks What you like least about living in N.Metro High Taxes Public Schools are declining in quality Highway 10 Lights It is not clean and polished suburb Lack of cultural activities High crime rate Too many apartments Water tastes bad Lack of quality shopping What would attract other to live in Mounds View. lower taxes Lower user fee on gas and electric More larger\Executive Homes Meeting Complex- Quality Hotel Clean up housing stock Improve school system Additional Commercial Development on 10 Better restaurants Education: 24. 38% use technical and community colleges for training and 60% don't 26. The following number of companies requested information on: Business Planning/Management/Marketing - 15 Financial Assistance - 15 high-tech Manufacturing - 3 companies Job Training Assistance -12 Go vernment Procurement - 5 Exporting Information - 7 Permits Licensing - 12 Environmental Regulations - 11 City Ordinances, Zoning - 16 Employee Benefit Systems - 15 Employees: 30. 41% of the businesses frequently have openings for entry level positions. 32. 43% could generate one or more summer job opportunity for youth. 35. 16% or 17 businesses would be positively affected by better mass transit in Mounds View. • • Business Retention Program April 20, 1995 Supplements Distribution: 5 companies answered this section 36. How can City Assist Your Business? Reduce property tax and user fees 37. Major industries you serve? Credit Unions, metal finishing, restaurants, manufacturing, wood, public agencies, window mfgs, mining 38. Major raw materials and service use in business: paper, pumping equipment, transformers, spray finishing equipment, hazardous waste disposal, silicones, cranes. 39. Primary factors in improving growth of company. Competition, Industry growth, Economy, government regulations Retail: 41 companies completed this supplement 44. 30% of the companies were not satisfied with their sign. Would like a lit sign to stand out more. Current Sign is outdated. Would like a sign closer to the road. Would like signs larger than 2 square feet. A larger reader board. Would like a directional sign on Highway 10. Bigger sign. Would like larger free standing sign greater than 15 feet. 45. 12% were not satisfied with their parking facilities. Increase parking ratio per square footage of facility space. 47. 30% are affecting by traffic conditions. Access off and on Highway 10 Long wait at stop lights on Highway 10. 48. A few companies have a problem with shoplifting, bad checks, 40 vandalism and theft. 51. 63% of the retail businesses have had to summon the police in the last year. 3 - once a month 5 - once every 2-3 months 8 - once every 3-6 months 8 - once a year 53. 35% of the businesses requested they would be interested in the following local service: 3 - security survey of premises 4 - robbery presentation 4 - shoplifting presentation 3 - bank deposit safety presentation 1 - CPR training 54. How can the City help your business grow? Change sign ordinance Attract more business More business on Highway 10 Encourage buying locally, especially the City • Mounds View Supplement: 84 Businesses Completed the Mounds View Supplement Involvement in Community Activities: Festival in the Park - 20% participate Community Theater- 4% participate Focus 2000 - 4% participate Advisory Commissions - 1% participate Partnerships with Local Schools - 6% participate Rating of Mounds View's Amenities Amenity Excellent Good Adequate Fair Poor Shopping Facilities 5% 27% 37% 17% 11% Recreations Facilities 7% 38% 30% 10% 2% Local Newspapers 1% 37% 26% 10% 7% Dining Facilities 7% 36% 25% 18% 8% Accommodations For Clients 2% 23% 23% 18% 13% Community Events 4% 38% 26% 14% 0% City Image 5% 45% 24% 12% 6% Housing Costs 4% 35% 38% 6% 0% Housing Availability 2% 35% 35% 6% 0% Land/Bldg Costs/Leases 2% 26% 29% 14% 8% How High of a Priority should the City Place on the Following: Topic High Medium Low Clean up&Maintenance 46% 43% 2% Crime,Security,Safety 75% 17% 4% Housing Rehabilitation 24% 46% 14% City Image 37% 44% 8%. Improve Labor Force 23% 43% 15% Commercial Redevelopment 45% 33% 8% Sign Ordinance 46% 19% 21% Street,Public Works 30% 50% 8% Land Use and Zoning: M ' 79% of the businesses are satisfied with their current zoning. • 15% would be willing to serve on a zoning advisory committee. 29% felt there was a need to rezone areas of Highway 10 whereas 49% answered there was not a need for rezoning. The following are Suggestions for changes along Highway 10: All Business Larger Retail Center with Grocery More Traffic Lanes Include bikeways and Pathways Reduce Speed Balance Business & Residential Get Rid of Apartments Improve the Business Mix Expand Business Park Development Better Access to Businesses City Communication: 61% currently receive the City Newsletter. 61% would be interested in a Newsletter specifically for Business. 38% would be interested in contributing to the newsletter via articles. Attachment A RECOMMENDED ACTION STEPS IN RESPONSE TO THE NORTH METRO BUSINESS RETENTION AND DEVELOPMENT SURVEY PROCESS Action Step 1 : Adopt a revised Sign Ordinance by October 1, 1995. Action Step 2: Established a Business Loan Program to assist existing businesses improve and expand their facilities by June 1995. Action Step 3: Continue to keep the redevelopment of Highway 10 as an important element in the positive economic vitality of Mounds View and strive to develop and approve a redevelopment plan in 1995. Action Step 4: Continue to aggressively develop and implement housing programs geared toward Mounds View's single and multi family housing stock to improve the livability, appearance and economic opportunities of the City. Action Step 5: Continue to personally meet with all local businesses and address their needs in an expedient manner. Action Step 6: Develop target industries and aggressively pursue the attraction and retention of these industries in Mounds View by working closely with developers, property manager and land owners. Action Step 7: Streamline the permit process by reviewing ways that allow decisions to be made by trained staff on minor development projects. Action Step 8: Contact business representatives and solicit their input prior to adoption of public policy which may have an effect on their business. Action Step 9: Improve the image of Mounds View through the establishment and implementation of a Marketing Program as developed by the Marketing Task Force. Action Step 10: Host a public awareness safety seminar geared specifically toward businesses. Action Step 11 : Facilitate the connection between those companies interested in providing summer job opportunities for youth with local schools and the Ramsey County Private Industry Council. Action Step 12: Meet with Metropolitan Transit Board to communicate the need for better public transportation routes along Highway 10. i C. v h .p. •Y y 441 41 0 01 L. G" 41 ... O 1 Y to 1. b4 A C "� y tu C C t o L y C O W '+ +: -- 41 C t0 i •a L 1C. 4X1 CO) .L. C '� �.. 41 01 C Z h .p •� 'y y p s: ... C L ki h 4 y p .p g "j 4.1 � C'� i'.. �, C 1 41 R •y W1 "v ,'V at .0 ' ▪• Y ti to 's' .Y. O� ti d r 41 +. 'ZS " A C C " p c1 C C .p C •Y 41 '4 .k 4.1 d ,y w OCZ v, • YFoV ;� o, 'Zi 41 h C ti • 41 p C .Z" r r `„ h h V y Cj .y .y ,y S o Z+• C cj p1 z ti I. 41 o L A 41 r • w '.. y .. .p„ t) G p i 'y .a C� O 1\411 r tLT1 Z 41 •0 Fi Y 'v.. C •.�. r -i. 41 41 y C C ,c.f.; O p L '.., •4 v •� . 0 O .p Z r y 4. 41 41 41 `.. h \ C C L..1 > Q O w C ^4: 41 L• q O w 4Li 44 0 4m1 Q ,: ti •4. W 2 ...� C O 41 ti ,, O ty C P L" i1 v "' w41. 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"c Z tit) ccl C r o r g P.) 0 C C 2 x x z • • City of Mounds View Business Call Survey Date of Visit\Team: 1. Company Information: Name: Address: Contact: Title: Phone: # of Employees: Yr. Est. Yr. Est. in MV Lease/Own Lease Exp? 2. Profile: Description: 3. Market Area: City County N.Metro Region: State: Midwest: National: International: Other: 4. Needs? Training Labor Avail Financing Transportation Suppliers 5. Concerns: City Services Local Issues State Issues Building Codes Medical Income Tax Electric Quality Life Unemp Comp Fire Protection Labor Avail WC Garbage Collect Transportation Product Liab Parking R.E. Taxes Sales Tax Park/Rec Lease Rates Sewer/Water Educ. Inst. Streets Zoning Police Prot. Fees(Frn, St.lt) 6. Future Plans? Business Outlook Excellent Good Fair Poor Business. Plans? Rehab Expansion Downsize Relocate Satisfied in MV? Yes No 7. Are there any other services/industries you would like to see in the community? 8. Do you receive the City's Business newsletter Business Beat? Yes No Comments 9. Is your company a member of the Business Association? r I i • Yes No Why Not? What do you feel are the primary strengths of the City as a place to do business? • Access to markets and customers Near Transportation Plentiful work force General business climate Commitment of local government to solve problems Diverse and healthy local economic base Low costs to do business Area growth potential Other (Please specify below) What do you feel are the primary weaknesses of the City as a place to do business? Local business regulations Problems with city government/city unable to solve problems Problems with quality of local labor force Poor public transportation in area Crime Blight and area maintenance High land costs\rents High housing costs Traffic congestion City's image Other (please specify below) In what areas should the city take action to improve the business climate? Area clean-up and maintenance Business taxes Crime, security and safety Educational system Financing Housing Rehabilitation Improving city's image Improving quality of labor force Recreational Activities/Community Events Redevelopment of Major Thoughfares Sign Ordinance Streamlining city government/making local government more responsive Streets/public works Zoning Other (please specify below) .J What areas of training would you like to see provided either at a local educational facility or on- site? Education On-Site Facility Total Quality Management 1 2 Quality Assurance 1 2 Statistical Quality Control 1 2 ISO-9000 1 2 Strategic Planning 1 2 Problem Solving Processes 1 2 Statistical Process Control 1 2 Advanced SPC 1 2 Robotics - Manufacturing Robotics 1 2 FMS - Flexible Manufacturing Systems 1 2 Concurrent Engineering 1 2 JIT - Just in Time 1 2 Automated Inspection - Computerized Inspection Control 1 2 Document Control 1 2 Automated Material Handling - AMH 1 2 Materials Control 1 2 Hazardous Materials Management 1 2 Material Safety 1 2 Machinery Maintenance 1 2 Scheduling, Production Management Control Systems 1 2 Computer Aided Design 1 2 Computer Aided Manufacturing 1 2 CATIA - Computer Aided 3-dimensional Interactive Application Software 1 2 CIM/CIE 1 2 Advanced Computer Processing 1 2 Office Automation - Office Computerization 1 2 Local Area Networks 1 2 Word Processing\Data Processing Word Perfect 1 2 Windows 1 2 Word for Windows 1 2 Lotus 1 2 Excel 1 2 Dbase 1 2 FoxPro 1 2 Other (please specify) Computer Graphics\Desktop Publishing 1 2 Heavy Equipment Operation 1 2 • Sales Marketing Training 1 2 Customer Service Training 1 2 Math, Reading& Writing 1 2 Scientific\Laboratory Training 1 2 Food Preparation 1 2 Minutes of the Economic Development Commission City of Mounds View Ramsey County, Minnesota Regular Meeting July 20, 1998 City of Mounds View, Conference Room C 2401 Highway 10, Mounds View, MN 55112 [NOTE: The EDC meeting that would ordinarily have been held at 7:30 a.m. on Thursday, July 23, 1998 was rescheduled to July 20th so that the EDC members could attend a City Council work session at 6:00 p.m. on that date. The EDC members participated in a discussion of the Mermaid Hotel/Banquet Facility Project in the Council chambers from 6:00 p.m. until approximately 7:00 p.m., after which the EDC members convened in Conference Room C for the regular monthly EDC meeting.] 1. CALL TO ORDER: The meeting was called to order at 7:05 p.m. by Chairperson Cindy Carlson. • 2. ROLL CALL: Members present: Cindy Carlson, Ron Schmidt, Tom Field, and Rosemary Goff. Members absent: Brian Sjoberg, EDA Liaison Roger Stigney. Staff present: Economic Development Coordinator Kevin Carroll. 3. APPROVAL OF MINUTES: Deferred to August meeting due to time constraints. 4. SPECIAL BUSINESS None. 5. EDC BUSINESS At the request of the City Council, the EDC members interviewed the following five applicants for the current vacancies on the EDC: Wendy Marty, William Laube, Sean Walther, Richard Oman, and Gregory Johnson. After considering factors including (but not limited to) the personal and professional experience of the candidates, their enthusiasm for and attitude about the position in question, their availability for regular and special EDC meetings, and actual or potential conflicts of interest, the Commissioners agreed to recommend Sean Walther for the remainder of the term of Steven Larson (term ending December 31, 2000) and Wendy Marty • for the remainder of the term of Dan Nelson (term ending December 31, 1998). The N:\DATA\GROUPS\ECONDEv\EDA-EDC\EDC\EDCMIN98\EDCMIN07.98 r Commissioners also agreed to recommend William Laube as an alternate, in the event that either of the other two recommended candidates accepts an appointment to another City commission or is otherwise unable or unwilling to serve on the EDC. 6. REPORTS FROM CHAIR, COMMISSIONERS,AND STAFF: EDC members and staff commented briefly on the prior discussion of the Mermaid project. Commissioners asked whether the Halls' "equity investment" of$1.1 million ($250,000 + $850,000) consisted of cash, or cash and land/building(s), or land and building(s) alone. It was also suggested that the projected 10% interest rate on the Banquet Center financing may be significantly higher that the actual rate that could probably be obtained, and that the stated 10 year amortization period may be significantly shorter than the time period that is usually used for projects of this kind, thereby artificially inflating the annual operating expenses. With regard to the "Americlnn Hotel Investment Analysis," it was suggested that the projected"average daily rates" ranging from$62 to $70 for years 1 through 5 were on the low side, and that rates ranging from$75 to $85 would probably be more accurate. Commissioners commented that it might be useful to get some advice or input on these and other related matters from an objective third party (consultant, analyst, etc.)who is more familiar with revenue projections, anticipated operating expenses and financing arrangements for projects of this type. The Commissioners indicated that they appreciated the opportunity to learn more about project, and that they are looking forward to hearing more about the project periodically, as it progresses. 7. ADJOURNMENT • There being no further business before the Commission, this meeting of the Economic Development Commission adjourned at . .proximat 7:50 p.m. R:".:ctfully S nutted, / AO/li � /PA 4evin i Carr 1 anomic Development Coordinator • N:\DATA\GROUPS\ECONDEV\EDA-EDC\EDC\EDCMIN98\EDCMIN07.98 1 Minutes of the Economic Development Commission City of Mounds View • Ramsey County, Minnesota Regular Meeting June 25, 1998 City of Mounds View, Conference Room C 2401 Highway 10, Mounds View, MN 55112 1. CALL TO ORDER: The meeting was called to order at 7:35 a.m. by Chairperson, Cindy Carlson. 2. ROLL CALL: Members present: Cindy Carlson, Ron Schmidt, Tom Field, and Brian Sjoberg. Members absent: Dan Nelson, Rosemary Goff, EDA Liaison Roger Stigney. Staff present: Housing Inspector Steve Dorgan and Economic Development Coordinator Kevin Carroll. 3. APPROVAL OF MINUTES: Motion/Second: Sjoberg/Field to approve the minutes from May 28, 1998. • Motion Carried 4 Ayes 0 Nays 4. SPECIAL BUSINESS None. 5. EDC BUSINESS A. Discussion of Home Improvement Loan Subsidy Program. EDC members reviewed and discussed Housing Inspector Dorgan's proposed final drafts of the guidelines for the two interest subsidy programs. It was noted that although both programs refer to a maximum loan amount, neither program refers to a minimum loan amount. Staff was directed to insert a reference to the fact that the minimum loan amount would be $3000.00 for each of the two programs. Chair Carlson had some additional minor changes of a "housekeeping" nature that she discussed with Mr. Dorgan prior to the meeting. With respect to the proposed Resolution, it was suggested that additional language be inserted to emphasize the fact that there are TWO separate loan subsidy programs, and to explain the rationale or need for two such programs, and to clarify the distinctions between them. That additional explanatory language could also be added to the "Program Overview"for each program. • N:\DATA\G ROUPS\ECOND EV\EDA-EDC\E DC\EDCMIN98\EDCMIN06.98 Motion/Second: Schmidt/Field to approve Resolution No. 98-EDC-25,with the understanding that staff will amend the Resolution in a manner consistent with the EDC's discussion of desired revisions. Motion Carried 4 Ayes 0 Nays B. Consideration of Business Improvement Partnership Loan Program EDC members reviewed and discussed Economic Development Coordinator Carroll's Memo and additional background information. It was suggested that a Resolution "reactivating" the loan program may not be required, but that a Resolution modifying the program in certain respects might be appropriate. It was decided that paragraph "a" on page two of the Resolution would be revised to delete the "reactivation" language, and to insert language regarding the elimination of the two year "residency requirement" that was one of the original eligibility criteria. It was further agreed that paragraph "b" of the proposed Resolution would be revised to eliminate references to the 1998 funding amount. New language will be inserted, emphasizing the fact that in order to ensure and/or increase participation in the Program, loans will be reviewed and approved in a manner consistent with staff guidelines regarding matters such as confidentiality of applicants' financial information, intended use of loan proceeds, etc. The caption of the Resolution will also be changed to "Resolution Modifying The Business Improvement Partnership Loan Program", and the eighth "Whereas" clause will be deleted, and the two subsequent clauses will be changed to refer to "the continued availability" of low interest loan funds and the "continuation of the business loan program." III Motion/Second: Sjoberg/Schmidt to approve Resolution No. 98-EDC-24,with the understanding that staff will amend the Resolution in a manner consistent with the EDC's discussion of desired revisions. Motion Carried 4 Ayes 0 Nays 6. REPORTS FROM CHAIR, COMMISSIONERS, AND STAFF: Economic Development Coordinator Carroll provided a brief update regarding the Mermaid Hotel/Conference project. 7. ADJOURNMENT There being no further business before t Commission, this meeting of the Economic Development Commission adjourne a approximat 35 a.m. RIS ectfully Su 'tted, / / A pmiii a/(/( vin Carroll gnomic Development Coordinator • N:\DATA\GROUPS\ECONDEV\EDA-EDC\EDC\EDCMIN98\EDCMIN06.98 1 Minutes of the Economic Development Commission City of Mounds View Ramsey County, Minnesota Regular Meeting March 27, 1997 City of Mounds View, Council Chambers 2401 Highway 10, Mounds View, MN 55112 1. Call to Order: The meeting was called to order at 7:38 a.m. by Vice Chairperson, Cindy Carlson. 2. Roll Call: Members present were as follows: Cindy Carlson, Rosemary Goff, Ron Schmidt, and Brian Sjoberg. Members absent were Dan Nelson, Bev Tarhark and Delane Welsch. Dir. of Economic Development Cathy Bennett and EDA Liaison Duane McCarty were present. Alternate Liaison Gary Quick was absent 3. Approval Of Minutes: Minutes from November 21, 1996,January 23, 1997 and February 20, 1997 were approved on 1111 a 4-0 vote with a motion from Rosemary Goff and second from Ron Schmidt. 4. Special Business No Special Business. 5. EDC BUSINESS A. Consideration of Economic Impact of the Proposal for a 16-Screen Movie Theater and 3 Office Buildings on Highway 10 at H2 and Long Lake Road Director of ED Bennett reviewed the staff report that was prepared by CD Director Pam Sheldon for the Planning Commission which described the proposal and issues related to the development of a 16-Screen Movie Theater and 3 Office Buildings on the vacant land bounded by Highway 10, County Road H2 and Long Lake Road. Bennett particularly pointed out the economic affects of the development such as proposed increase in the tax base of approximately $600,000 annually, direct increase in jobs of 125 and the ripple effect creating an additional 100 jobs. In addition, Bennett discussed the proposed use as noted in the Highway 10 Redevelopment Plan for the area. Commissioner Carlson noted that even though the Plan proposed corporate headquarter office or town home development that this use could still be in line with the plan as long as it take into consideration the impact on the wetlands and neighborhood. Bennett introduced Wendell Smith, local broker for the project who gave a brief • overview of the project. Mr. Smith has talked with several area businesses who are in support of the project because they feel this will give a reason for people to come to the area and spend money at their businesses. In addition, the NB/MV Chamber of Commerce will be providing a letter of support to the City Council for the project. Mr. • Smith said that if approvals are received that they are planning on completing the site work before winter with opening in the summer of 1998. The one area that is still being evaluated is the traffic circulation. Mr. Smith said that MnDot is not willing to provide a signalized intersection for the project and that exits/entrances were deleted from H2 to accommodate the neighborhood. This just leaves right in/right out access off Highway 10. It is doable for the success of the project but he would like to work in conjunction with the City to encourage MnDot to reconsider their decision. This decision was done at the staff level and there may be some leeway with City support to discuss the project with Directors at MnDot. Mr. Smith did mention his concern that the planning Commission would make the recommendation for a rezoning based upon being able to obtain a stop light. He said the project would still be successful without the stop light and did not want this issue to hold up the process for the project. Mr. Smith wanted to commend Pam Sheldon and her staff for all the work and research done on the project. Motion/Second: Carlson/Sjoberg moved the favorable support for the 16-Screen, office building development for Section 7 of the Highway 10 Redevelopment Plan. Motion Carried 4 ayes 0 nays Motion/Second: Goff/Sjoberg further moved that the City work with Anthony Properties to encourage MnDot to approve a signalized intersection for the project but would not recommend that approval for the rezoning be contingent upon gaining this approval • from MnDot. Motion Carried 4 ayes 0 Ynays Commissioner Schmidt requested information regarding the office developments. He wondered if there was written analysis to support the need for 10,000 - 12,000 sq.ft. office uses in the area. Since Mr. Smith had already left, Schmidt requested staff to provide this information at the next meeting. In addition, Commissioner Sjoberg requested updated vacancies from the Business Park and retail centers. B. Discussion of the Recommended Concept Plan for the Redevelopment of Highway 10, Section 9 as proposed by SRF Consulting Group, Inc. Bennett noted that SRF had prepared a draft of the final report for EDC's review prior to the final presentation to the EDA and community at the April 7, 1997 work session. The EDC briefly discussed the key components of the plan and requested that further emphasis be placed on the importance of design and coordinated development in the plan. Bennett will pass these comments along to SRF to be incorporated into the final plan. Bennett also noted that the Planning Commission was reviewing a development for the vacant land on the South side of Highway 10. This plan includes a gas/conveniece store/car wash, restaurant, senior housing and office space. In addition, Bennett said that she has met with the developers of the Silver Lake Pointe Senior Housing and they • are interested in the rehab of Pleasant Wood Apts along with the development of 28 new rental town homes on the North side of 10 in the study area. The developers will be making a presentation to the EDA at the work session on April 7, 1997. C. Consideration of EDC Work Plan for 1997 The EDC reviewed the proposed 1997 work plan as proposed by staff and with some additions and changes from commissioners prior to the meeting. Motion/Second: Schmidt/Sjoberg moved to approve the 1997 work plan. Motion Carried 4 ayes 0 nays D. Consideration of Appointing a Designee to Participate in the University of Minnesota Metropolitan Livable Communities Design Center Course. The City of Mounds View has been approached by the UofM to be one of the communities to participate in a design course specifically dealing with first ring suburb planning and development issues. Bennett said that Mounds View's focus would be the Highway 10 Corridor. This is a six week class which is being offered to the City free of charge. Two of the sessions will focus specifically on Mounds View and will be held at City Hall. The other classes will be held at the Uof M. Commissioner Ron Schmidt volunteered to be the designee for the EDC. Bennett said that she would also ask Commissioner Welsch if he would be interested in acting as an alternate. 6. Reports From Chair, Commissioners and Staff: • EDA Liaison Duane McCartynoted that the Council will be reviewingthe discrepancey P Y between the City Code and the Charter regarding the amount of votes needed to pass an ordinance. The Charter states that only a 3/5th vote is needed and the Code states that a 4/5th vote is needed. Currently, the Charter provision overrides the City Code. These types of discrepancies can have a big impact on the way decisions are made at the Council level. 7. Adjournment There being no further business before the Commission, this meeting of the Economic Development Commission adjourned at 9:14 a.m. Respectfully Submitted, Director of E .nomic Development •