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HomeMy WebLinkAbout08-14-2006 CITY OF MOUNDS VIEW ECONOMIC DEVELOPMENT AUTHORITY MEETING AGENDA MOUNDS VIEW CITY HALL Monday, August 14, 2006 6:30 PM 1. CALL TO ORDER 2. ROLL CALL: President Marty, Vice President Stigney, Commissioner Flaherty, Commissioner Gunn, Commissioner Thomas 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. 5. APPROVAL OF MINUTES A. July 24, 2006 Minutes will be presented at the next EDA Meeting on August 24, 2006. 6. CONSENT AGENDA 7. EDA BUSINESS A. Resolution 06-EDA-223, an Authorization to Contract with DSU / Bonestroo to Provide Planning Services Relating to the Former Premium Stop Property Located at 2390 County Road 10 B. Resolution 06-EDA-224, an Authorization to Contract for an Appraisal of 2696 County Road 10 in Support of Acceptance of Land Donation from Silverview Estates, Inc. 8. REPORTS 9. NEXT EDA MEETING: Monday, August 28, 2006 @ 630pm 10. ADJOURNMENT Item No: EDA 7A Meeting Date: Aug 14, 2006 Type of Business: Action Administrator Review: ____ City of Mounds View Staff Report To: Mounds View Economic Development Authority From: James Ericson, Community Development Director Item Title/Subject: Authorization to Contract with DSU / Bonestroo to Provide Planning Services Relating to the Former Premium Stop Property Located at 2390 County Road 10 Introduction: After years of neglect and violations relating to the building code, nuisance code and other codes, the Mounds View Economic Development Authority (EDA) acquired the parcel at 2390 County Road 10, formerly operated as the Premium Stop Gas Station. The basis for the acquisition was to (1) eliminate a blighted building and improve the appearance of this parcel located within the County Road 10 corridor and (2) control the future use and/or redevelopment of the property. In support of the former, the EDA has authorized the demolition and site restoration of the property to Kevitt Excavating, with work to be completed by the end of the month. To further the latter goal, the EDA has discussed the potential need to conduct a market analysis and feasibility study to gain a better understanding of the development potential of the subject property as well as adjoining parcels within this block on County Road 10. Conducting such a study would help determine and clarify the City’s vision and redevelopment goals for this site and be a more proactive approach to land use planning rather than simply reacting to the first development proposal submitted. Discussion: Staff has met with Joe Rhein and John Uban of DSU / Bonestroo regarding the EDA’s desire to possibly conduct such a market analysis and feasibility study for this site. Mr. Rhein and his firm are intimately familiar with the corridor and the City through its work on the County Road 10 Corridor Improvement Program and other work conducted in the City. Bonestroo’s merger with Dahlgren, Shardlow and Uban (DSU) offers the City an unprecedented opportunity to benefit from the best of two very qualified teams with decades of experience in land planning, architecture design, traffic analysis and market research. DSU / Bonestroo has submitted a proposal to provide the City with services to help it establish a land use vision consistent with and complimentary to market realities. Their proposal is attached for the EDA’s review and consideration. The total cost of the research and analysis would be $12,800 which would be paid from the EDA’s Tax Increment Finance accounts. Premium Stop Study Aug 14, 2006 Page 2 Recommendation: Review and discuss the proposal submitted by DSU / Bonestroo to provide planning and market research services associated with the former Premium Stop property and adjoining parcels consistent with Comprehensive Plan redevelopment expectations. If the EDA supports the proposal, staff has prepared Resolution 06-EDA-223, a resolution authorizing a contract with DSU / Bonestroo for the planning services as described in the attached proposal. Respectfully submitted, ________________________ James Ericson Community Development Director Premium Stop Parcel Potential Redevelopment Area Vacant Multi-Tech Land Roberts Zoning Map August 4, 2006 Jim Ericson Director of Community Development City of Mounds View 2401 County Road 10 Mounds View, MN 55112 Re:County Road 10 Premium Stop Gas Station Area Redevelopment Study Proposal for Professional Planning Services Dear Mr. Ericson: It was a pleasure to meet with you and Aaron Backman last week to discuss redevelopment potential along County Road 10. We understand that the City has purchased a property at the corner of County Road 10 and County Road H2 that had been formerly occupied by the Premium Stop gas station. The City would like to see this property redeveloped and is interested in what can happen and what the market potential would be for this property and adjacent properties when assembled as a redevelopment opportunity. As you are aware, DSU has merged with Bonestroo to bring together some of the best regional talents in planning and market research, with engineering, landscape architecture, and urban design. Our combined team provides integrated services in one organization. DSU has extensive experience in redevelopment planning and can efficiently bring our marketplace experience to benefit the City and the specific site. We have included samples of some of our past work, such as Twin Cities Army Ammunition Plant in Arden Hills, Columbia Heights redevelopment, South Robert Street in West St. Paul, and the award winning Heart of the City in Burnsville. These projects exhibit a variety of scales of opportunity envisioned along County Road 10 in Mounds View. With the City’s future opportunities based in part upon the expansion of Medtronic, we believe the careful study to identify the best opportunity is quite prudent. Additionally, our study will benefit from the current work being completed by Bonestroo, in regards to the County Road 10 Corridor improvements. The County Road 10 Corridor provides a unique opportunity for Mounds View with our combined efforts designed to optimize those future opportunities. Our mutual understanding of the work scope, approximate schedule, and associated fees is summarized in the form of this letter that, in combination with the existing Professional Services Agreement between the City and Bonestroo, will form an agreement between the City (“Owner”) and DSU (“Consultant”). The standing Professional Services Agreement (2000) is expressly included in this agreement in its entirety. Scope of Services The project will focus on the approximately 12 parcels adjacent to County Road H2 from Edgewood Drive to County Road 10, and southerly along County Road 10 to Woodale Drive. With the understanding that the community is generally looking for pedestrian friendly development, most probably mixed use including commercial and services, integrated into an attractive setting along County Road 10. Task One: Market Overview DSU will study the market place conditions, including existing demographic changes and trends and the potential derived from the proposed significant expansion of Medtronic. This general overview will explore the market dynamics for the site and relationships of different market uses and what triggers a change in the marketplace. This market overview will look at the existing conditions of the City and identify potential land uses for the specific site and adjacent sites. Task Two: Site Constraints Analysis Site constraints and opportunities will be analyzed and summarized to give direction to the development potential. Such items as vehicular access, ownership, visibility from the highway and the term vision for the County Road 10 Corridor will be assessed and summarized on a map for consideration in choosing the specific land uses. Task Three: Land Use Plans Site development concepts will be prepared to illustrate the potential land use for this area along County Road 10. Two concept plans will be prepared addressing basic land use, circulation and potential square footage. A mixed use scenario will be one of the two plans and the other plan will address the potential phasing of the commercial aspects of the development potential. The market data will be addressed as specific uses are recommended and the potential changing demographics are considered. Task Four: Recommendations We will make specific recommendations as to our findings and opinions for redevelopment of this area. We will prepare a memo of our market observations and suggested direction of development, along with a map and summary of the site constraints and opportunities. This recommendation will include the two land use plans and narrative description for consideration by City staff and City Council. Our report will be provided on a digital disk in PDF format, along with ten paper copies. We will attend one meeting with the City EDA or Planning Commission, as requested by City staff to discuss the potential for this area. Optional Services The City may request additional services from us for this project or any other redevelopment project in the City that the City wishes to study. The services may vary considerably, depending on the issues at hand, and can be selected from the following list: Traffic Analysis, utility and storm water analysis, intersection enhancement plans, corridor visioning and amenity plans, corridor land use master plan, detailed site plans, illustrative sketches, public meetings and PowerPoint presentations, detailed amenity features, and other engineering and environmental services. We will be happy to detail any of these additional services and offer a cost at the City’s request. Cost of Services The Owner will pay the Consultant a Lump Sum amount for each task described above according to the following statement of costs per task: Market Overview $ 5,800 Site Constraints Analysis $ 1,400 Land Use Plans (2)$ 4,600 Recommendations $ 1,000 Total:$12,800 The Consultant will invoice the Owner directly for reimbursables in accordance with the current Professional Services Agreement between the parties. It is anticipated that reimbursables will include mileage for project trips associated with the defined Tasks, and printing costs. Printing costs will vary based on the number of pages and figures contained in the final report, the number and sizes of figures prepared for use at public meetings, etc. Costs for reimbursables will be invoiced as they are incurred, based on actual quantities. Reimbursable expenses for this project are anticipated to be in the range of $600 - $800 Additional Services If the City wishes to add to the Scope of Services beyond the Tasks identified in this letter, written direction and authorization shall be provided by the City prior to proceeding with the work. All such additional work would be performed on an hourly basis, in accordance with the current 2006 rate schedule on file with the City. The rates for specific labor categories not contained in the current rate schedule are listed on Appendix A included with this letter. The Consultant will provide an estimated cost of any such additional work to the City for consideration of whether or not to proceed with the additional work. No costs beyond those stated in the Cost of Services section above will be charged to the City without prior written authorization from the City for such work. Standard Terms and Conditions The standard terms and conditions set forth in the current Professional Services Agreement are incorporated into this agreement. City Responsibilities It is the understanding of the Consultant that the City will supply the Consultant with background information, both printed and digital when available, including aerial photography, section data, ownership, tax information, building permits, historical information, and other items that will be useful to the completion of the study. The City staff will coordinate any meeting to be attended by the Consultant and will reproduce items given to the City for their use. Conclusion If this proposal is accepted by the City Council and work is authorized, please have both copies of this letter of agreement signed by the appropriate Mounds View authorized official, keep one copy and return one signed original to DSU, as our notice to proceed. We appreciate this opportunity to work with you and continue to make Mounds View a great place to live. Sincerely, DSU/Bonestroo C. John Uban Vice President AUTHORIZATION OF OWNER: CITY OF MOUNDS VIEW, MN By (Printed Name and Title) Date A - 1 Appendix A Amendment to Existing 2006 Billing Rate Schedule For Additional Labor Categories Staff Category Hourly Billing Rate Market Analyst 75.00 - 125.00 Senior Planner 55.00 - 130.00 Planner 40.00 -80.00 Special Counsel Howard Dahlgren $200.00 These rates are adjusted annually in accordance with the normal review procedures of Bonestroo, Rosene, Anderlik and Associates, Inc. RESOLUTION NO. 06-EDA-223 MOUNDS VIEW ECONOMIC DEVELOPMENT AUTHORITY COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION APPROVING AND AUTHORIZING THE EXPENDITURE OF TAX INCREMENT FUNDS FOR PLANNING AND MARKET RESEARCH ANALYSIS ASSOCIATED WITH THE PROPERTY AT 2390 COUNTY ROAD 10 AND SURROUNDING AREA It is hereby resolved by the Board of Commissioners (the Board) of the Mounds View Economic Development Authority (the Authority) as follows: Section 1. Recitals. 1.01 The Authority has the powers provided in Minnesota Statutes, Sections 469.124 to 469.134 and 469.090 to 469.108 (collectively, the Act). 1.02 Pursuant to and in furtherance of the objectives of the Act, the Authority has undertaken a program to promote development and redevelopment of certain land within the City of Mounds View and in this connection is engaged in carrying out the Mounds View Economic Development Project (the Project) within the City. 1.03 There has been approved pursuant to the Act a Project Plan for the Project. 1.04 The redevelopment of property within the Project is a stated objective of the Project Plan. 1.05 In order to achieve the objectives of the Project Plan, the Authority has determined to provide substantial aid and assistance through the financing of certain public costs of development. 1.06 It has been proposed that the Authority conduct a land planning and market research analysis of the subject property located in the City at 2390 County Road 10 (the Property) and other property in this area consistent with the proposal and contract dated August 4, 29006 submitted by the firm DSU / Bonestroo. Section 2. Resolved. 2.01 The Board hereby determines that the Authority’s execution of the contract and the subsequent planning activity of the Property would be in furtherance of the Project Plan and hereby approves and authorizes said actions, including the execution of the contract by the officers of the Authority in their discretion and at such time, if any, as they may deem appropriate. Resolution 06-EDA-223 Page 2 2.02 Upon execution of the contract, the officers and employees of the Authority (including members of the City Staff, acting in their capacity as staff to the Authority as well) are hereby authorized and directed to take or cause to be taken such actions as may be appropriate or necessary on behalf of the Authority to implement the contract, including the provision of background information and any data useful in the completion of the proposed study, which is being accomplished for blight elimination and proactive redevelopment purposes. 2.03 That the Board of the Authority hereby determines that the execution and performance of the Contract with DSU / Bonestroo will help realize the public purposes of the Act and are in furtherance of the Project Plan and authorizes the President and Executive Director to appropriate a maximum of $13,440 (excluding reimbursable expenses) of tax increment funds. Adopted by the Board of Commissioners of the Mounds View Economic Development Authority this 14th day of August, 2006. ___________________________ Rob Marty, President ATTEST: ____________________________ Kurt Ulrich, Executive Director Item No: EDA 7B Meeting Date: Aug 14, 2006 Type of Business: Action Administrator Review: ____ City of Mounds View Staff Report To: Mounds View Economic Development Authority From: James Ericson, Community Development Director Item Title/Subject: Authorization to Contract for an Appraisal of 2696 County Road 10 in Support of Acceptance of Land Donation from Silverview Estates Introduction: The Silverview Estates development, located at the south corner of County Road 10 and Silver Lake Road, consists of the Holiday Station and convenience store, Real life Senior Coop, Minnesota Institute of Public Health (MIPH) and a vacant lot designated for a 5,000 square foot office building. (The Winiecki Insurance building is within the development area yet was not a part of the Silverview Estates development.) The development was approved in 1998. The owners of the vacant office parcel adjacent to the Winecki site have been unable to develop the parcel due to its limited area (48,000 square feet) and extensive wetlands which cover half the lot. The PUD agreement in force further limits the development potential for this parcel at 5,000 square feet of office space. Upon learning of the plan to develop trailways along both sides of County Road 10 and seeing a potential wetland overlook on their parcel, the owners have decided to donate the land to the City in an effort to make the plan a reality. This aerial image depicts the Silverview Estates development area, with Silver Lake Road at left and diagonal County Road 10 on the right side. The subject parcel is highlighted. Silverview Estates Land Donation August 14, 2006 Page 2 Discussion: After discussion the donation concept over the phone with Mr. Skip Duchesneau, who represents property owner Silverview Estates, Inc., Mr. Duchesneau agreed to allow the City’s consultants to perform geotechnical work on the parcel and followed up with a letter dated August 1, 2006, in which he confirms the owners desire to donate the parcel to the City. (Letter attached for the EDA’s reference.) The only expressed stipulations to the donation are that the transfer occur prior to December 31, 2006 and that the City pay for all transfer costs and arrange for an appraisal to satisfy IRS regulations. Staff supports accepting the land under the expressed terms and seeks EDA authorization to contract with a firm to conduct a real estate appraisal consistent with IRS guidelines for donated lands. Staff has discussed this with the City Attorney who pointed out the transfer would need to be undertaken consistent with Minnesota Statutes which requires the City adopt a resolution “accepting” the parcel. The EDA is not obligated to accept the land, of course, however acceptance would seem to make sense given the trailways plans presently being considered. Bonestroo is coordinating geotechnical work on this site and other sites where trailways are planned. If the soil boring data indicate the presence of hazardous materials or contamination, acceptance of the parcel may be rejected by the City. The figure below depicts Segment 9 of the County Road 10 Corridor trailway project. Staff is presenting this opportunity to the EDA and requesting authorization to conduct a real estate appraisal to satisfy the terms expressed by the property owner. If the City Council would prefer to not accept this parcel, no appraisal would need to be done. The development potential of this lot is very limited and perhaps the highest and best use would be to preserve its open space character and provide residents with a permanent opportunity to enjoy the natural setting of the parcel. Vacant Parcel Proposed to be Donated to City Silverview Estates Land Donation August 14, 2006 Page 3 Recommendation: Staff recommends adoption of EDA Resolution 06-EDA-224, a resolution authorizing a real estate appraisal be conducted for the parcel located at 2696 County Road 10 in support of a planned land donation from Silverview estates, Inc. to the City of Mounds View. The cost of the appraisal (which is not expected to exceed $1,200) would be paid from the EDA’s tax increment account. Respectfully submitted, ________________________ James Ericson Community Development Director View of vacant parcel as viewed from the south. EDA RESOLUTION 06-EDA-224 MOUNDS VIEW ECONOMIC DEVELOPMENT AUTHORITY COUNTY OF RAMSEY STATE OF MINNESOTA AUTHORIZATION TO CONDUCT A COMMERCIAL APPRAISAL AND ACCEPTANCE OF DONATED LAND LOCATED AT 2696 COUNTY ROAD 10 WHEREAS, the one-acre property located at 2696 County Road 10 is undeveloped and falls completely within a wetland zoning district; and, WHEREAS, the parcel is zoned PUD, Planned Unit Development, and is legally described as follows: Lot 3, Block 1, Silverview Estates Ramsey County, Minnesota WHEREAS, the property owner, in a letter dated August 1, 2006, has indicated a desire to donate this parcel to the City of Mounds View; and, WHEREAS, the owner stipulates that an appraisal be conducted at the City’s expense to satisfy IRS requirements, that all transfer costs be paid by the City of Mounds View and that transfer occur no later that December 31, 2006. NOW, THEREFORE BE IT RESOLVED THAT, the Mounds View Economic Development Authority (the “Authority”) hereby authorizes an appraisal of the property located at 2696 County Road 10 at a cost not to exceed $1,500 from the EDA Tax increment account. NOW THEREFORE BE IT FUTHER RESOLVED THAT, the Authority accepts such gift of real estate located at 2696 County Road 10 from Silverview Estates, Inc in compliance with their expressed terms, subject to satisfactory results of geotechnical exploration conducted on the property. Adopted this 14th day of August, 2006 by the Mounds View Economic Development Authority. ________________________________ Rob Marty, President ATTEST: ________________________________ Kurt Ulrich, Executive Director (SEAL)