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HomeMy WebLinkAbout11-13-2007 CITY OF MOUNDS VIEW ECONOMIC DEVELOPMENT AUTHORITY MEETING AGENDA MOUNDS VIEW CITY HALL Tuesday, November 13, 2007 6:30 PM 1. CALL TO ORDER 2. ROLL CALL: President Marty, Vice President Stigney, Commissioner Flaherty, Commissioner Hull, Commissioner Mueller 3. APPROVAL OF AGENDA 4. PUBLIC INPUT: Citizens may speak to issues not on tonight’s agenda. Before speaking, please give your full name and address for the minutes. Also, please limit your comments to three minutes and sign in on the sign-in sheet located on the podium. 5. APPROVAL OF MINUTES A. EDA Minutes July 9, 2007. B. EDA Minutes July 23, 2007. 6. CONSENT AGENDA 7. EDA BUSINESS A. Consideration of EDA Resolution 07-EDA-237 approving a Pre-Development Agreement with Master Development relating to the Premium Stop property. 8. REPORTS 9. NEXT EDA MEETING: Monday, November 26, 2007 @ 630pm 10. ADJOURNMENT PROCEEDINGS OF THE MOUNDS VIEW EDA 1 CITY OF MOUNDS VIEW 2 RAMSEY COUNTY, MINNESOTA 3 4 EDA Regular Meeting 5 July 9, 2007 6 Mounds View City Hall 7 2401 Highway 10, Mounds View, MN 55112 8 6:34 P.M. 9 10 11 1. CALL MEETING TO ORDER 12 13 2. ROLL CALL: President Marty, Vice President Stigney, Commissioner Hull, 14 Commissioner Flaherty, and Commissioner Mueller. 15 16 NOT PRESENT: None. 17 18 3. APPROVAL OF AGENDA 19 20 MOTION/SECOND: Flaherty/Mueller. To Approve the Monday, July 9 , 2007 Agenda as 21 Presented. 22 23 Ayes - 5 Nays – 0 Motion carried. 24 25 4. PUBLIC INPUT 26 27 None. 28 29 5. APPROVAL OF MINUTES 30 31 A. May 14, 2007 32 33 MOTION/SECOND: Mueller/Hull. To Approve the Minutes of May 14, 2007, as Presented. 34 35 Ayes – 5 Nays – 0 Motion carried. 36 37 6. CONSENT AGENDA 38 39 None. 40 41 42 Mounds View EDA July 9, 2007 Regular Meeting Page 2 7. EDA BUSINESS 43 44 A. Convene EDA Executive Session to Develop and Consider Offers and 45 Counteroffers for the Purchase, Sale, and Lease of Billboards (Personal 46 Property) 47 48 The EDA recessed to Executive Session at 6:35 p.m. 49 50 The EDA reconvened at 9:15 p.m. 51 52 B. Resolution 07-EDA-235, Adopting a Joint Resolution With the City of 53 Mounds View and the Mounds View Economic Development Authority, 54 Consenting to an Additional Extension for the Time Period to Remove Two 55 Billboards 56 57 MOTION/SECOND: Mueller/Hull. To Waive the Reading and Approve Resolution 07-EDA-58 235, Adopting a Joint Resolution With the City of Mounds View and the Mounds View 59 Economic Development Authority, Consenting to an Additional Extension for the Timer Period 60 to Remove Two Billboards. 61 62 Commissioner Flaherty asked the City Attorney if he understands the EDA’s position for the 63 negotiations. 64 65 City Attorney Riggs indicated that he does understand the position of the EDA. 66 67 Ayes – 5 Nays – 0 Motion carried. 68 69 8. REPORTS 70 71 None. 72 73 9. NEXT EDA MEETING: Monday, July 23, 2007 at 6:00 p.m. 74 75 10. ADJOURNMENT 76 77 President Marty adjourned the meeting at 9:23 p.m. 78 79 Respectfully submitted, 80 81 Recorded and transcribed by: 82 Joan Lenzmeier, Recording Clerk 83 TimeSaver Off Site Secretarial, Inc. 84 PROCEEDINGS OF THE MOUNDS VIEW EDA 1 CITY OF MOUNDS VIEW 2 RAMSEY COUNTY, MINNESOTA 3 4 EDA Regular Meeting 5 July 23, 2007 6 Mounds View City Hall 7 2401 Highway 10, Mounds View, MN 55112 8 6:05 P.M. 9 10 11 1. CALL MEETING TO ORDER 12 13 2. ROLL CALL: President Marty, Vice President Stigney, Commissioner Hull, 14 Commissioner Flaherty, and Commissioner Mueller. 15 16 NOT PRESENT: None. 17 18 3. APPROVAL OF AGENDA 19 20 MOTION/SECOND: Mueller/Flaherty. To Approve the Monday, July 23, 2007 Agenda as 21 Presented. 22 23 Ayes - 5 Nays – 0 Motion carried. 24 25 4. PUBLIC INPUT 26 27 None. 28 29 5. APPROVAL OF MINUTES 30 31 A. June 25, 2007 32 33 Commissioner Hull requested that City Administrator be changed to Executive Director Ulrich. 34 35 Vice President Stigney asked that the reconvened time be added. 36 37 Commissioner Mueller said it was shortly after 9:00 approximately 9:10 p.m. 38 39 President Marty asked that more information be added about what was talked about after 40 reconvening. On Page 2, add that no action was taken on this issue at this time. 41 42 Commissioner Flaherty Line 51, remove must build the road. 43 44 MOTION/SECOND: Mueller/Stigney. To Approve the Minutes of June 25, 2007, as Corrected 45 Mounds View EDA July 23, 2007 Regular Meeting Page 2 and by Submissions of Commissioners. 46 47 Ayes – 5 Nays – 0 Motion carried. 48 49 B. July 9, 2007 EDA Executive Session Minutes 50 51 Commissioner Flaherty asked about correcting the adjournment time. 52 53 City Attorney Riggs arrived at 6:07 p.m. 54 55 MOTION/SECOND: Mueller/Flaherty. To Approve the Minutes of July 9, 2007 as Amended. 56 57 Ayes – 5 Nays – 0 Motion carried. 58 59 6. CONSENT AGENDA 60 61 None. 62 63 7. EDA BUSINESS 64 65 A. Resolution 07-EDA-233, Adopting the Global Release and Settlement 66 Agreement Including Various Releases 67 68 Community Development Director Ericson noted that an updated Staff report was provided at the 69 start of the meeting for the Authority to review. 70 71 City Attorney Riggs explained that all the documentation was provided and everything was 72 covered. City Attorney Riggs said that he understands that every issue that the City had concerns 73 with has been resolved. City Attorney Riggs was informed by the Attorney for Clear Channel 74 that the Attorney had some changes but those changes did not involve the EDA or the City. 75 76 City Attorney Riggs explained that there is no discussion of the City or the EDA paying for any 77 portion of roadways or anything like that and all issues brought up by the Council and EDA have 78 been resolved. 79 80 Commissioner Flaherty reviewed the status of each of the signs: Sign 1 stays out on 35W with 81 revenue to the City; Sign 2 stays with revenue to the City; Sign 3 needs to be removed by 8/31; 82 Signs 4 and 5 are gone; Sign 6 is a joint agreement with Medtronic and Clear Channel and that 83 will stay; Sign 7, on the Sysco lot, stays and is a revenue to the City sign. 84 85 City Attorney Riggs explained that there is a sign that is obstructed by tree cover and Clear 86 Channel has asked the State to remove trees in the right of way and the sign may go away if the 87 Mounds View EDA July 23, 2007 Regular Meeting Page 3 trees cannot be removed by the deadline. 88 89 President Marty asked about Exhibit A, Page 3, Relocation of billboards and whether the 90 $20,000 of clearing of site is a Medtronic expense. 91 92 City Attorney Riggs said that it is. 93 94 President Marty noted that the brick and masonry must be completed by September 5, 2007. 95 96 President Marty said he likes that the City was added to approval for alteration of the sign. 97 98 President Marty thanked the City Attorney and City Staff for the work involved in pulling this 99 together to be complete. 100 101 MOTION/SECOND: Mueller/Stigney. To Waive the Reading and Approve Resolution 07-102 EDA-233, Adopting the Global Release and Settlement Agreement Including Various Releases. 103 104 The Authority asked the City Attorney to draft a paragraph for the Resolution to clarify things 105 without having to refer to the Global Agreement. 106 107 This item will be continued to the end of the meeting. 108 109 B. Consider Resolution 07-EDA-236, Amendments to the Housing Replacement 110 Program Guidelines and Requirements 111 112 Community Development Director Ericson explained and reviewed the proposed changes to the 113 Housing Replacement Program. 114 115 Commissioner Mueller asked if there is a blighted home that becomes a problem, would the 116 changes in this document hamper the ability of the City to acquire that property. 117 118 Director Ericson indicated it would not at all impact that. 119 120 Commissioner Flaherty said that the Planning Commission did a great job on this 121 recommendation. 122 123 President Marty asked why tenant occupied buildings are not eligible. 124 125 Director Ericson explained that the City could end up in a relocation situation and have to pay for 126 18 months of relocation assistance. 127 128 Director Ericson thanked Kennedy & Graven for the language assistance and help with drafting 129 Mounds View EDA July 23, 2007 Regular Meeting Page 4 this document. 130 131 Commissioner Mueller said that under blight qualifications, Staff will arrange a tour of the inside 132 but she is wondering if it is inside or out or both. 133 134 Director Ericson indicated that Staff would have already driven past the outside and made the 135 inspection of the outside. 136 137 The EDA asked that inside and outside be added to the language. 138 139 Commissioner Flaherty said that this came up because the EDA put a moratorium on this 140 program to allow time to create some conditions prior to the next request. Commissioner 141 Flaherty said that he was pleased to see the language that any loans are at the discretion of the 142 EDA. 143 144 MOTION/SECOND: Mueller/Hull. To Waive the Reading and Approve Resolution 07-EDA-145 236, Amendments to the Housing Replacement Program Guidelines and Requirements. 146 147 MOTION/SECOND: Stigney/Mueller. To Amend the funding mechanism to be stretched out 148 over ten years with a 10% reduction per year. 149 150 Ayes – 5 Nays – 0 Amendment carried. 151 152 Commissioner Mueller said that she thinks that the Planning Commission and Staff have 153 provided an excellent standard for this tool to apply it to any situation that is presented. 154 155 Ayes – 5 Nays – 0 Motion carried. 156 157 The EDA recessed at 7:00 p.m. 158 159 The EDA reconvened at 10:10 p.m. 160 161 A. Continuation of Discussion on Resolution 07-EDA-233 Adopting the 162 Global Release and Settlement Agreement Including Various Releases 163 164 City Attorney Riggs reviewed the language drafted for Resolution 07-EDA-233, Section 1.12. 165 166 After hearing the language, the Authority took a vote on the previously made motion. 167 168 Ayes – 5 Nays – 0 Motion carried. 169 170 8. REPORTS 171 Mounds View EDA July 23, 2007 Regular Meeting Page 5 172 9. NEXT EDA MEETING: Monday, August 13, 2007 at 6:30 p.m. 173 174 10. ADJOURNMENT 175 176 President Marty adjourned the meeting at 10:13 p.m. 177 178 Respectfully submitted, 179 180 181 Recorded and transcribed by: 182 183 Joan Lenzmeier, Recording Clerk 184 TimeSaver Off Site Secretarial, Inc. 185 Item No: 7A Meeting Date: Nov 13, 2007 Type of Business: EDA Administrator Review: ____ City of Mounds View Staff Report To: Mounds View Economic Development Authority From: James Ericson, Community Development Director Item Title/Subject: Consider Authorization of the Premium Stop Redevelopment Area Pre-Development Agreement with Master Development Introduction: On July 9, 2007, Master Development Services, located in Minneapolis, submitted a response to the City’s request for qualifications regarding the Premium Stop Redevelopment area. Master was the only developer to formally submit a response. Master’s response is attached for the EDA’s review. Master’s response was reviewed by the City Council at their August 6 worksession. One of the directions suggested by the Council was to include language in the agreement that would obligate the developer to work with the adjoining property owners (specifically Taiko Sushi Restaurant and the Roberts Sports Bar) for potential acquisition. This was communicated to Master who has been in contact with the owners of both properties. Discussion: Heidi Heller and I have been meeting with Michael Tobin, Senior Development Manager for Master Development, beginning in July and regularly thereafter. Most recently, Economic Development Specialist Heidi Steinmetz met with Michael Tobin at the Twin Cities North Chamber of Commerce offices to discuss progress on the project. Master has experience dealing with very similar redevelopment projects (some of which included vacated gas station sites) and has exhibited an ability to follow through on a variety of development projects. Mr. Tobin has been invited to attend the EDA meeting to answer any questions the Authority may have relating to the project, Master’s experience or the proposed agreement. Master has been actively exploring opportunities for the site and has been in negotiations with the owner of the adjacent Roberts Sports Bar property, all without the benefit of a pre-development agreement. The agreement will provide exclusive negotiating rights to Master for a six month period of time (with an opportunity to extend the agreement by mutual consent.) The agreement does not obligate the City to sell the property to Master nor does the agreement obligate Master to purchase the property—the intent is to simply provide a six month period of exclusive negotiating rights. If master is successful in marketing the site to an appropriate end user, a subsequent purchase and redevelopment agreement would be necessary. Recommendation: Review the Master Development pre-development agreement (drafted in part by the City Attorney) and consider approval of EDA Resolution 07-EDA-237. Respectfully submitted, ________________________ James Ericson Interim City Administrator Area Map Zoning Map EDA RESOLUTION NO. 07-EDA-237 MOUNDS VIEW ECONOMIC DEVELOPMENT AUTHORITY COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION APPROVING THE PREDEVELOPMENT AGREEMENT OF THE PREMIUM STOP PROPERTY WITH MASTER DEVELOPMENT WHEREAS, the parcel located at 2390 County Road 10, at the intersection of County Road H2 and Co. Road 10, was a nuisance and blighted property on the City’s main commercial corridor; and, WHEREAS, the Mounds View Economic Development Authority (EDA) acquired the irregularly-shaped site formerly known as the Premium Stop gas station and convenience store in September 2006; and, WHEREAS, the EDA intends to facilitate the commercial redevelopment of this 1.28 acre parcel; and, WHEREAS, on May 14, 2007, the EDA authorized the preparation and distribution of a Request For Qualifications (RFQ) to metro area developers and redevelopment entities based on the DSU /Bonestroo prepared planning study for the project area; and, WHEREAS, Master Development, located in Minneapolis, submitted a response deemed acceptable by staff; and, WHEREAS, Master Development has demonstrated an ability to facilitate the redevelopment of the Premium Stop site and the willingness to coordinate the development with adjoining properties to maximize the scope of the redevelopment footprint; and, WHEREAS, in an effort to formalize responsibilities and expectations, the Mounds View Economic Development Authority desires to enter into six-month exclusive pre- development agreement with Master Development in furtherance of the expressed redevelopment vision for this area. NOW, THEREFORE BE IT RESOLVED THAT the Mounds View Economic Development Authority does hereby approve the attached pre-development agreement and directs the President and Executive Director to execute the agreement on behalf of the authority. Adopted this 13th day of November, 2007 by the Mounds View Economic Development Authority ________________________________ Rob Marty, President (ATTEST) ________________________________ James Ericson, Interim Executive Director DRAFT 10.15.2007 320252v2 SJR MU205-38 (for now) 1 CITY OF MOUNDS VIEW, MINNESOTA PRELIMINARY DEVELOPMENT AGREEMENT THIS AGREEMENT is made this _____ day of _____________, 2007, by and between City of Mounds View, Minnesota, a municipal corporation under the laws of Minnesota, the Mounds View Economic Development Authority, a body politic and corporate under the laws of Minnesota (hereinafter together the "City") and Master: Engineering, Real Estate & Construction, a Minnesota corporation ("Developer"). WITNESSETH: WHEREAS, City desires to promote development of certain property within the City, which property is legally described in Exhibit A attached hereto (the "Property"); and WHEREAS, Developer has submitted a proposal (the "Proposal") for development of the Property which proposal is attached hereto as Exhibit B in response to the City’s Request for Qualifications (the “RFQ”); and WHEREAS, City has determined that it is in City's best interest that the Developer be designated sole developer of the Property during the term of this Agreement; and WHEREAS, City and Developer are willing and desirous to undertake the development if (i) a satisfactory agreement can be reached regarding Developer’s acquisition of the City’s Property; (ii) satisfactory mortgage and equity financing, or adequate cash resources for the development can be secured by Developer; (iii) a satisfactory agreement can be reached regarding Developer’s intent to acquire neighboring property identified as the former Robert’s Sports Bar, which property is legally described in Exhibit C attached hereto ("Roberts"); and (iv) the economic feasibility and soundness of the development and other necessary preconditions have been determined to the satisfaction of the parties. NOW, THEREFORE, in consideration of the foregoing and of the mutual covenants and obligations set forth herein, the parties agree as follows: 1. Negotiations between the parties shall proceed in an attempt to formulate a definitive development contract ("Contract") based on the following: (a) City’s planning study (the “Study”) of the project area, attached as Exhibit D, which shows the scope of the proposed Development in its latest form as of the date of this Agreement, together with any changes or modifications required by City; (b) a mutually satisfactory Contract to be negotiated and agreed upon in accordance with negotiations contemplated by this Agreement; DRAFT 10.15.2007 320252v2 SJR MU205-38 (for now) 2 (c) such documentation regarding economic feasibility of the Project as City may wish to undertake during the term of this Agreement; (d) other terms and conditions of this Agreement; and (e) Developer acquisition of the Property and adjoining Roberts site. 2. It is the intention of the parties that this Agreement: (a) documents the present understanding and commitments of the parties; and (b) will lead to negotiation and execution of a mutually satisfactory Contract prior to the termination date of this Agreement. The Contract (together with any other agreements entered into between the parties hereto contemporaneously therewith) when executed, will supersede all obligations of the parties hereunder. 3. During the term of this Agreement, Developer shall: (a) Submit to City a design proposal to be approved by City showing the location, size, and nature of the proposed Development, including floor layouts, renderings, elevations, and other graphic or written explanations of the Development. The design proposal shall be accompanied by a proposed schedule for the commencement and completion of all phases of Development. (b) Submit an over-all cost estimate for the design and construction of the Development. (c) Submit a time schedule for all phases of the Development. (d) Undertake and obtain such preliminary economic feasibility studies, income and expense projections, and other economic information as Developer may desire to further confirm the economic feasibility and soundness of the Development. (e) Submit to City Developer’s financing plan showing that the proposed Development is financially feasible. (f) Furnish satisfactory financial data to City evidencing Developer’s ability to undertake the Development. 4. During the term of this Agreement, City agrees to: (a) Proceed to seek all necessary information with regard to the anticipated public costs associated with the Development. (b) Estimate City’s level, if any, and method of financial participation in the Development and develop a financial plan for City’s participation. DRAFT 10.15.2007 320252v2 SJR MU205-38 (for now) 3 (c) Provide Developer with exclusive negotiation and development rights to City’s Property. 5. It is expressly understood that execution and implementation of the Contract shall be subject to: (a) A determination by City in its sole discretion that its undertakings are feasible based on the best interests of City. (b) A determination by Developer that the Development is feasible and in the best interests of Developer. 6. This Agreement is effective from the date hereof through May 1, 2008. After such date, neither party shall have any obligation hereunder except as expressly set forth to the contrary herein. 7. Developer shall be solely responsible for all costs incurred by Developer. 8. This Agreement may be terminated upon 5 days written notice by either party to the other if: (a) an essential precondition to the execution of a contract cannot be met; or (b) if, in the respective sole discretion of City or Developer, an impasse has been reached in the negotiation or implementation of any material term or condition of this Agreement or the Contract; or If City terminates the Agreement under this Section 8, or no contract is entered into, all plans and proposals provided to the City shall remain the property of Developer and should be returned to Developer. 9. Developer is designated as sole developer of the Property during the term of this Agreement. 10. If any portion of this Agreement is held invalid by a court of competent jurisdiction, such decision shall not affect the validity of any remaining portion of the Agreement. 11. In the event any covenant contained in this Agreement should be breached by one party and subsequently waived by another party, such waiver shall be limited to the particular breach so waived and shall not be deemed to waive any other concurrent, previous or subsequent breach. DRAFT 10.15.2007 320252v2 SJR MU205-38 (for now) 4 12. Notice or demand or other communication between or among the parties shall be sufficiently given if sent by mail, postage prepaid, return receipt requested or delivered personally: (a) As to City: City of Mounds View Mounds View Economic Development Authority 2401 Highway 10 Mounds View, MN 55112 Attn: City Clerk-Administrator (b) As to Developer: Master: Engineering, Real Estate & Construction 125 West Broadway Avenue Minneapolis, MN 55401 13. This Agreement may be executed simultaneously in any number of counterparts, all of which shall constitute one and the same instrument. 14. This Agreement shall be governed by and construed in accordance with the laws of the state of Minnesota. Any disputes, controversies, or claims arising out of this Agreement shall be heard in the state or federal courts of Minnesota, and all parties to this Agreement waive any objection to the jurisdiction of these courts, whether based on convenience or otherwise. 15. The Developer hereby agrees to protect, defend and hold the City and its officers, elected and appointed officials, employees, administrators, commissioners, agents, and representatives harmless from and indemnified against any and all loss, cost, fines, charges, damage and expenses, including, without limitation, reasonable attorneys’ fees, consultants’ and expert witness fees, and travel associated therewith, due to claims or demands of any kind whatsoever (including those based on strict liability) arising out of (i) the development, marketing, sale or leasing of all or any part of the Property, including, without limitation, any claims for any lien imposed by law for services, labor or materials furnished to or for the benefit of the Property, or (ii) any claim by the state of Minnesota or the Minnesota Pollution Control Agency or any other person pertaining to the violation by Developer of any permits, orders, decrees or demands made by said persons or with regard to the presence of any pollutant, contaminant or hazardous waste on the Property; and (iii) or by reason of the execution of this Agreement or the performance of this Agreement. The Developer, and the Developer’s successors or assigns, agree to protect, defend and save the City, and its officers, agents, and employees, harmless from all such claims, demands, damages, and causes of action and the costs, disbursements, and expenses of defending the same, including but not limited to, attorneys fees, consulting engineering services, and other technical, administrative or professional assistance related to this agreement. This indemnity shall be continuing and shall survive the performance, termination or cancellation of this Agreement. Nothing in this Agreement shall be construed as a limitation of or waiver by City of any immunities, defenses, or other limitations on liability to which City is entitled by law, including but not limited to the maximum monetary limits on liability established by Minnesota Statutes, Chapter 466, or otherwise. DRAFT 10.15.2007 320252v2 SJR MU205-38 (for now) 5 16. The Developer, for itself, its attorneys, agents, employees, former employees, insurers, heirs, administrators, representatives, successors, and assigns, hereby releases and forever discharges the City, and its attorneys, agents, representatives, employees, former employees, insurers, heirs, executors and assigns of and from any and all past, present or future claims, demands, obligations, actions or causes of action, at law or in equity, whether arising by statute, common law or otherwise, and for all claims for damages, of whatever kind or nature, and for all claims for attorneys’ fees, and costs and expenses, including but not limited to all claims of any kind arising out of the negotiation, City consideration, execution and performance of this Agreement between the parties. [The remainder of this page left intentionally blank] DRAFT 10.15.2007 320252v2 SJR MU205-38 (for now) 6 IN WITNESS WHEREOF, City has caused this Agreement to be duly executed in its name and behalf and its seal to be duly affixed hereto and Developer has caused this Agreement to be duly executed as of the day and year first above written. DEVELOPER By: ___________________________________ Its: ___________________________________ By: ___________________________________ Its: ___________________________________ CITY OF MOUNDS VIEW By: ___________________________________ Its: Mayor By: ___________________________________ Its: City Clerk-Administrator MOUNDS VIEW ECONOMIC DEVELOPMENT AUTHORITY By: __________________________________ Its: President By: __________________________________ Its: Executive Director DRAFT 10.15.2007 320252v2 SJR MU205-38 (for now) A-1 EXHIBIT A Description of Property DRAFT 10.15.2007 320252v2 SJR MU205-38 (for now) B-1 EXHIBIT B Developer Proposal DRAFT 10.15.2007 320252v2 SJR MU205-38 (for now) C-1 EXHIBIT C Roberts Site Description DRAFT 10.15.2007 320252v2 SJR MU205-38 (for now) D-1 EXHIBIT D Planning Study Document 1 Premium Stop Redevelopment Area Study City of Mounds View City of Mounds View December 2006 Prepared for: City of Mounds View Community Development Authority Prepared by: DSU/ Bonestroo Premium Stop Redevelopment Area Study with Market Research Attachment Premium Stop Redevelopment Area Study 2 City of Mounds View INTRODUCTION This technical memorandum signals the completion of the research and analysis and redevelopment concept development stages of the Premium Stop Redevelopment Area project. The purpose of this memorandum is to summarize and document the process that has been completed to date. The document begins with a Background section that provides basic information about the project site. This section includes information about both the physical characteristics of the site and its surroundings, and information regarding its comprehensive plan and zoning designation. Also included in the report are: • Description of the physical redevelopment of the Premium Stop Area. • Summary of goals and objectives. 3 Premium Stop Redevelopment Area Study City of Mounds View BACKGROUND Study Area The Premium Stop Redevelopment Area is a series of parcels combined to create a 12.3 acre project area located along County Road 10 in the City of Mounds View. This project area is generally bordered on the northeast by County Road 10, the south west by a combination by O’Connell Drive, the west by Edgewood Drive, and the south by Woodale Drive. The site is surrounded by single family residential neighborhoods on the southwest and by commercial development along County Road 10. The site currently contains a variety of commercial and residential uses including the two restaurants, a car wash and single family homes. Along County Road 10, the City is currently engaged in a trail improvement project which will have some impact on the proposed Premium Stop Redevelopment Area. Some of the improvements proposed along County Road 10 include; a new 10’ multi-use trail, seating areas, bicycle racks, wayfinding signs and markers, landscaping, stormwater management areas and City monumentation. Existing Site Premium Stop Redevelopment Area Study 4 City of Mounds View SUMMARY OF SITE ANALYSIS Site Zoning and Data The current 12.3 acre Premium Stop Redevelopment Area is guided as business and zoned as B-3 – Highway Business according to the City of Mounds View’s Zoning ordinance. The site is divided into four distinct areas: a) The upper portion of the site at the intersection of County Road H2 and County Road 10 with existing commercial uses, including the City owned and recently removed Premium Stop Gas Station; b) The middle portion located along County Road 10 with the Car wash and vacent parcel; c) And the lower portion of the site along County Road 10 with existing single family homes and numerous existing trees. d) The City currently owns the former Premium Stop Gas station site which is 1.159 acres and has approximately 518 lin. feet of frontage along County Road 10. Enlargement of EDA owned parcel Existing Site Zoning 5 Premium Stop Redevelopment Area Study City of Mounds View Development Pattern Conventional Suburban Development Pattern Very much like residential areas within close proximity to this site, the development pattern of the Premium Stop Redevelopment Area is consistent with suburban trends. As with most suburban commercial areas, the existing site is characterized by widely spaced buildings set back and isolated from the street in order to accommodate highly visible parking lots. Since land uses are compartmentalized, residents are forced to make most trips by car. As a result, streets and signs have been designed to accommodate the automobile, creating a cluttered environment lacking a distinct sense of place that is not very pedestrian friendly. The ultimate challenge for a suburban environment is to balance the functional needs of vehicles with those of pedestrians, to create a sense of personal safety and comfort while also nurturing a memorable image. The challenge for this particular site also involves defining a focus to the area, reducing clutter, and fostering a sense of community pride. Traditional Community Development Pattern Older, more traditional development patterns include more closely spaced buildings that collectively shape the street corridors and create a more compact, pedestrian-friendly environment. This is the basic development pattern that the City of Mounds View desires for this project which has been articulated as a redevelopment goal. Existing Site Development Pattern Premium Stop Redevelopment Area Study 6 City of Mounds View Site Ownership The 12.3 acre Premium Stop Redevelopment Area currently has twelve different property owners, including the City of Mounds View Economic Development Authority which owns approximately 1.16 acres of land within the site at the intersection of County Road 10 and County Road H2. The significant number of different property owners has created a non-unified site and has directly resulted in the existing uncoordinated conventional development pattern. In addition, the ownership patterns contribute to the challenge of redeveloping the site. A more unified ownership of the site would contribute to improving site access and circulation as well as creating a more compatible and cohesive development pattern for the redevelopment of the site. Existing Site Uses Existing Site Ownership 7 Premium Stop Redevelopment Area Study City of Mounds View Site Access and Circulation The Premium Stop Redevelopment Area is located along County Road 10, which is the main northwest to southeast vehicular corridor in the City of Mounds View. Each of the individual properties along County Road 10 has a private driveway creating potential pedestrian/ vehicular conflicts. Current access into the project area is limited to right-in and right-out only. Full access to the redevelopment site occurs at the intersection of Edgewood Drive and County Road H2. Future access to the redevelopment project site will be as limited as currently exists with the opportunity to consolidate driveways and remove some altogether. The internal circulation on the redevelopment project site is defined by a series of residential streets with limited pedestrain sidewalks. The existing bicycle and pedestrian network adjacent to the redevelopment site will be enhanced with the creation of a multi-use trails along the entire lenght of County Road 10 within the City limits. The City has expressed a desire to enhance the pedestrian connection between the redevelopment project site and the adjacent single family residential neighborhoods to County Road 10. Existing Site Access and Circulation Premium Stop Redevelopment Area Study 8 City of Mounds View Goal #4 Use the urban design elements to create a streetscape system that emphasizes a sense of human scale and balance between pedestrian and automobile space along County Road 10 and within the development. Enhance pedestrian connections from the redevelopment site to the County Road 10 corridor and to adjacent residential neighborhoods. Goal #5 Require new development to provide adequate and appropriately screened off-street parking. Redevelopment Master Plan The Premium Stop Redevelopment Area plan envisions the creation of a compact, walkable commercial node with a mix of retail, office and housing. The development will connect to community amenities along County Road 10 as well as existing adjacent neighborhoods, local parks and new multi-use trail, neighborhood schools in the City, all while providing a pedestrian friendly environment. The master plan proposes a development that will be tied together by a new multi-use trail along County Road 10 as well as a series of new pedestrian connections providing access to the redevelopment site and creating a backbone for internal circulation. The proposed commercial properties that front County Road 10 will define the edge of the corridor and provide necessary services to the neighborhood and community as a whole. The commercial uses will be backed by a series of shared surface parking lots that will serve as parking for the commercial and office uses, as well as provide overflow public parking during events and weekends. The proposed housing within the redevelopment project site will include housing that blends with the traditional surrounding neighborhoods providing affordable options for current residents and free up housing for new residents. As a direct result of conversations with City staff, a set of draft goals was created for the Premium Stop Redevelopment Area and are listed below: Goal #1 Achieve an appropriate development project that includes business, residential and mixed uses along County Road 10. The business/ commercial uses should frame the intersections and buffer the residential uses from the impacts of County Road 10. The development should also be based on real market conditions and achievable market strategies. Goal #2 Require the development to reflect and reinforce the positive and strong architectural elements that represent the desired character and image of the community. The development should also be designed in a manner to be compatible with adjacent developments. Goal #3 Extend the urban design elements and amenities found along the proposed County Road 10 multi-use trail, demonstrating consistency and compatibility with the existing improvements found along the County Road 10 corridor and visually connecting the site to its surroundings. 9 Premium Stop Redevelopment Area Study City of Mounds View Premium Stop Redevelopment Area Concept A Short Term Short-Term: • Commercial infill – 1 commercial space with a total of 5,000sf located on the old Premium Stop Gas Station site – Building one story in height – Potential drive-thru opportunity – Front yard outdoor dining spaces – Potential users - Office for local services with good visibility to County Road 10 • New shared parking lot – 26 shared parking stalls located behind the buildings that front County Road 10 – Landscaped islands and parking lot edges to screen the parking • Existing Japanese restaurant to remain (however, facade improvements are recommended) – Parking to be reconfigured to create shared parking opportunities – Access maintained from Greenfield Avenue • Streetscape improvements • Maintain single access drive located along County Road 10 (right-in and right-out only) • Shared parking lot located on site • Pedestrian connection from single family neighborhood to County Road 10 Premium Stop Redevelopment Area Study 10 City of Mounds View Premium Stop Redevelopment Area Concept B Short Term Short-Term: • New Mixed-Use infill - Commercial and Office – Add 1 commercial space with a total of 10,000sf at the corner of County Road 10 and County Road H2 – Building two story in height – Front yard outdoor dining spaces – Requires the cooperation and easements with adjacent Japanese restaurant • New shared parking lot – 86 shared parking stalls located behind the buildings that front County Road 10 – Reconfigured parking lot with two driveway access to Greenfield Ave – Landscaped islands and parking lot edges to screen the parking • Existing Japanese restaurant to remain (however, facade improvements are recommended) – Parking to be reconfigured to create shared parking opportunities – Access maintained from Greenfield Avenue through shared parking • Streetscape improvements • New access drive located along County Road 10 (right-in and right-out only) • Shared parking lot located on site • Pedestrian connection from single family neighborhood to County Road 10 11 Premium Stop Redevelopment Area Study City of Mounds View Premium Stop Redevelopment Area Concept C - 1 Mid Term Mid -Term: • Expand Commercial infill – Expand current commercial infill along County Road 10 to 8,000sf – Building remains 1 story in height – Relocate Japanese Restaurant into this expanded building space – 84 shared parking stalls located behind the buildings that front County Road 10 – Reconfigured parking lot with two driveway access to Greenfield Ave – Landscaped islands and parking lot edges to screen the parking – Requires redevelopment of the Sports Bar site • New Senior Condo infill – 40 total units – Building three stories in height – Underground parking – Parking to be reconfigured to create shared parking opportunities – Access maintained from Greenfield Avenue • New Townhome infill – 13 total units – Building two stories in height, with rear garage entries • Streetscape improvements • Public park with connections to residential neighborhoods and County Road 10 Premium Stop Redevelopment Area Study 12 City of Mounds View Premium Stop Redevelopment Area Concept C - 2 Mid Term Mid -Term: • New Commercial infill – 5,000 total sf – Building one story in height – Parking to be reconfigured to create shared parking opportunities – Access maintained to County Road 10 – Requires the redevelopment of the Sports Bar, Japanese Restaurant and Car Wash sites. • New shared parking lot – 40 shared parking stalls located behind the building that front County Road 10 – Landscaped islands and parking lot edges to screen the parking • Streetscape improvements • Pedestrian connection from single family neighborhood to County Road 10 13 Premium Stop Redevelopment Area Study City of Mounds View Long -Term: • New Mixed-Use infill - Commercial and Office – Add 1 commercial space with a total of 10,000sf – Building two story in height – Reconfigured parking lot with 93 shared parking stalls – Staged redevelopment of remaining parcels along County Road 10 • New Condo/ Apartment infill – 60 total units – Building three stories in height – Underground parking with 41 surface parking stalls – Access to Woodale Drive • New Townhome infill – 20 total units – Building two stories in height, with rear garage entries • Streetscape improvements Premium Stop Redevelopment Area Concept D - 1 Long Term Premium Stop Redevelopment Area Study 14 City of Mounds View Premium Stop Redevelopment Area Concept D - 2 Long Term Long -Term: • New Corporate Office infill – 60,000 sf in two buildings – Buildings each 2 stories in height – 190 parking stalls located behind the buildings that front County Road 10 – Driveway access to Woodale Drive – Landscaped islands and parking lot edges to screen the parking • Streetscape improvements • Pedestrian connections through campus from single family neighborhood to County Road 10 • On-site stormwater management • Maintain existing trees 15 Premium Stop Redevelopment Area Study City of Mounds View Premium Stop Redevelopment Area Concept E Long Term Alternative Long -Term: • New Mixed Use infill – 5 New buildings (Both Mixed-Use and Residential) – Buildings each 2 stories in height – All buildings would require underground parking – 200 total parking stalls located behind the buildings that front County Road 10 – Requires closure of Greenfield Ave at County Road H2 – Requires extension of O’ Connell Drive to Edgewood Drive – Greenfield Ave would terminate at O’ Connell Drive and pedestrian promenade would connect out to intersection of County Roads 10 and H2. – New road connection Jeffery Drive to County Road 10 – 24 total infill Townhomes shown – Landscaped islands and parking lot edges to screen the parking • Streetscape improvements • Pedestrian connections through project site from single family neighborhood to County Road 10 • On-site stormwater management • Maintain existing trees Premium Stop Redevelopment Area Study 16 City of Mounds View Commercial Development The desired outcome for the commercial development on the Premium Stop Redevelopment Area is to maintain and improve the commercial area as a vital retail and service location along County Road 10. The main objectives for the commercial development are as follows: 1. Identify and recruit business types that will be successful in this location and support land use densities and values that make redevelopment financially feasible. This may require authorization of some Redevelopment Project Staging The redevelopment master plan for the Premium Stop Redevelopment Area has been designed in a way to be phased in over time as parcels located in the redevelopment site become available. The master plan has been defined as short-, mid- and long-term redevelopment potential, which will allow the plan to be flexible and redevelopment to occur regardless of which parcels become available for development. In addition, the master plan will allow for existing buildings to remain as part of the overall redevelopment of the Premium Stop Redevelopment site as long as these buildings were altered in their location and their exterior appearance to be in keeping with the site plan and design guidelines articulated in the master plan. Implementation Strategy: Planned Unit Development Overlay District To accomplish the goals of the Premium Stop Redevelopment Study, the city will consider an overlay zoning district that would provide standards and procedures beyond what is contained in the zoning ordinance for the underlying districts along the Highway 10 corridor. This Planned Unit Development Overlay District, to be developed in detail by city staff and consultants in conjunction with the Planning Commission and City Council, could include the following: 1) All projects on property within a certain defined area along the corridor - perhaps 300 feet from the right- of-way, or another distance to be determined - would be approved only upon application for a planned unit development (PUD) in accordance with the standards for PUDs in the Mounds View zoning code, the additional standards of the overlay district, and the goals of the corridor study. 2) The uses allowed within the overlay will include all permitted, conditional, and accessory uses in the underlying district, plus other uses integrated into the project, upon a finding by the City Council that such uses within the overall project further the goals of the corridor study. Specifically, mixed use projects, integrating retail, office, and residential uses both horizontally and vertically will be encouraged. 3) Site planning standards within the overlay district will include requirements for building placement close to the street, parking to the side and rear, maintenance of a street edge by means of a fence, railing, or hedge, and screening of loading areas and trash receptacles from view of public streets, the front yard of neighboring properties, and adjacent residential areas. Setbacks within the overlay district will be modified from the standards in the underlying district to encourage this building placement through the use of build-to lines, reduced or zero side setbacks where appropriate, and other considerations to implement the overall intent of the corridor study. 4) Architectural standards within the overlay district will be more rigorous than in the underlying district, including increased use of durable building materials such as brick, stone, and glass, and reduced use or prohibition of wood, sheet metal, and plain concrete block 17 Premium Stop Redevelopment Area Study City of Mounds View Architectural and Site Design Guidelines Site architecture has the most significant impact on site character. Buildings define edges and spaces, establish a level of quality, and serve as inherent destinations for pedestrians moving adjacent to and through the site. They must therefore be well designed, relate to surrounding uses and utilize high quality materials. The Premium Stop Redevelopment Area will benefit from architecture that is consistent in quality and relates to adjacent buildings throughout the County Road 10 corridor. The proposed new buildings will be located along County Road 10 and should employ high quality materials such as stone, brick, and masonry with metal, can- vas and stone accents. Basic Architectural Principles and Overall Site Character: • Define spaces with buildings, not with parking lots. • Create a “Downtown” character on the site that will reinforce a pedestrian friendly environment through the site location of buildings close to the property lines, use of high quality building materials and building façade articulation. • Create building facades and entrances that are interesting and inviting. • Accomplish a level of consistency between commercial, office and residential buildings through similar detailing, materials, other building materials and context. flexibility from the current zoning standards related to setbacks, density, parking, open space and building height. 2. Strive to retain existing local businesses when possible, or to relocate them into places that will allow them to continue to contribute to the prosperity of the community. Identify and support the location of businesses that will contribute to the drawing power of the redevelopment site. 3. Implement strategies to reduce parking requirements, including reduced parking ratios, creation of private/ public shared parking, and trails/sidewalks. Residential Development The desired outcome for the residential development within the Premium Stop Redevelopment Area is to provide the City of Mounds View a series of new housing options that currently do not exist within the community that relate in character and scale to the adjacent neighborhoods. The main objectives for the residential development are as follows: 1. Provide additional housing alternatives in close proximity to the County Road 10 that will fill a need in the current housing market. 2. Successfully integrate the new housing into the surrounding older established neighborhoods. 3. Require high quality community design and construction standards. Premium Stop Redevelopment Area Study 18 City of Mounds View Commercial Buildings The new commercial buildings proposed on the Premium Stop Redevelopment Area site should be designed to be consistent in character with adjacent uses. Design elements of the buildings should include: • Create dual (front and rear) building facades and well defined entrances that are interesting and inviting, allowing people to access the businesses from the street or parking lot. Utilize covered entrances and window canopies to reinforce a pedestrian scale. • Columnar forms at key building corners. • Variety in building planes both vertically and horizontally. • Utilize high quality materials, including stone, brick, decorative masonry units, prudent use of EIFS (Exterior Insulation and Finish Systems), and a variety of ornamental metals. • Commercial buildings should maximize frontage along County Road 10 and should be 1 to 2 stories tall to create a desired character along County Road 10 and to frame the site. • Setbacks for the commercial buildings should be 5’ to 10’ max. for buildings without outdoor dining components and 15’ to 20’ max. for buildings with a outdoor dining component. Existing commercial buildings that may remain within the redevelopment project area must be compatible with the master plan for the overall site. This will require existing buildings to undergo exterior architectural renovations that would result in an exterior image consistent with newly constructed commercial buildings in the area. The architectural elements described for new commercial buildings should be used as a guide to retrofitting existing buildings. 19 Premium Stop Redevelopment Area Study City of Mounds View Residential Buildings The new residential buildings on the Premium Stop Redevelopment Area site should be designed to communicate a high quality living experience for all income levels and be consistent in character with single family uses. The design should include visual interest throughout, with special attention paid to street and sidewalk frontages. Design elements of the buildings should include: • Well defined entrances with creative use of colorful materials and texture. • Unique detailing that reinforces the character and image of adjacent neighborhoods. • Buildings should utilize compatible high quality materials and design that relates to and reinforces the character of adjacent neighborhoods. These materials should include stone, brick, decorative masonry units, and a variety of ornamental metals. • Setbacks for the residential buildings should be 15’ to 20’ minimum from public sidewalk. Building heights should be no more than two stories. Premium Stop Redevelopment Area Study 20 City of Mounds View Pedestrian and Bicycle Network Integral to the function of the Premium Stop Redevelopment Area is the creation of an integrated system of pedestrian linkages. All streets in the site will accommodate pedestrian movement either with sidewalks or trails. In addition, pedestrian connections to adjacent neighborhoods and commercial areas will be enhanced with decorative crosswalk treatments, signs, and landscape improvements. In addition to the improved pedestrian connections, a new multi-use trail adjacent to the Premium Stop Redevelopment Area has been proposed within the public R.O.W. (right of way) of County Road 10.