HomeMy WebLinkAboutPL PACKET 07212001 Meeting Sheet
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Folder: PL PACKETS 2000-2004
Document: PL PACKET 07212001
AGENDA
PLANNING COMMISSION MEETING OFJULY 17, 2001
CITY OF ST. ANTHONY, MINNESOTA
7 p.m.
1. CALL TO ORDER
2. PLEDGE OF ALLEGIANCE
3. ROLL CALL
4. APPROVAL OF AGENDA
5. PUBLIC INPUT'
The public may speak at this time on any planning and zoning related matters of a general
nature. However, there will not be any discussion or action by the Commission at this time.
6. MEETING MINUTES
6.1 Review/Approval of Planning Commission Minutes of June 19, 2001
7. COMMUNICATION WITH CITY COUNCIL
7.1 Designate a Planning Commission Member to the City Council regular meeting of
July 24, 2001
8. PUBLIC HEARINGS
8.1 Northwest Quadrant Planning Study Report/Concept Options
a. Repo rt/Presentation by Dahlgren, Shardlow, and Uban (DSU)
b. Commission Comments
c. Public Input
d. Planning Commission Findings/Recommendations to City Council
8.2 Amendment to Section 1400 of the City Code to. permit electronic governmental
informational signs to be located in the Recreational Open Space District.
9. COMMITTEE REPORTS
10. ANNOUNCEMENTS
11. ADJOURNMENT
aM -
I CITY OF ST. ANTHONY
2 PLANNING COMMISSION MEETING MINUTES
3 June 19, 2001
4 7:00 PM
5 I. CALL TO ORDER.
6 The meeting was called to order by Chair Melsha at 7:02 p.m.
7 II. PLEDGE OF ALLEGIANCE.
8 Chair Melsha invited the Commission and the audience to join in the Pledge of Allegiance.
9 III. ROLL CALL.
10 Commissioners present: Chair Melsha, Vice Chair Stille; Commissioners Hanson, Hatch,
11 Steeves,Thomas, and Tillmann.
12 Commissioner absent: None.
13 Also present: Assistant City Manager Sue Henry.
14 IV. APPROVAL OF AGENDA.
15 Motion by Chair Melsha, second by Commissioner Thomas, to approve the meeting agenda.
16 Motion carried unanimously.
17 V. PUBLIC INPUT.
18 Resident Martin Lunde, of 3425 33`d Avenue Northeast, expressed his desire that the Apache
19 Housing Plan be built with energy efficiency, electrical efficiency, and environmental cleanliness
20 all in mind: Mr. Lunde stated that he is in the engineering business, and is aware that those
21 requests are very easy to meet, if they are done up front in the design process and not as an
22 afterthought.
23 Mr. Lunde indicated that the above suggestions are inexpensive. He requested that the
24 Commission keep the quality of the area and the structures being built there at the absolute top of
25 their lisi. He stated that the efficiency of a building is oftentimes lost to the appearance, but that
26 one does not have to be sacrificed for the other.
27 Mr. Lunde indicated that choosing the right equipment is the key to successfully achieving an .
28 energy-conscious building. He identified a few examples of the type of building of which he was
29 speaking, and asked the Commission for any feedback that they had.
30 Commissioner Thomas stated that he was glad to hear energy efficiency being the focus of Mr.
31 Lunde's list, as it is at the top of his list, as well. He indicated that a windmill at the top of the
32 building would provide an excellent use of energy, and could be created in a way that would be
33 aesthetically appealing. Mr. Lunde stated that things could definitely be taken a step further than
34 his windmill example by simply factoring in daylight and southern exposure glass.
r
Planning Commission Meeting Minutes
June 19, 2001
Page 2
1 He also indicated that he has spent the better part of the past two years in Asia, and stated that he
2 has seen the majority of their structures operating using energy efficiency, primarily with solar
3 water heating. Mr. Lunde added that, even on a cloudy day, you receive sixty percent of the
4 energy that a sunny day provides. He suggested that, if they build in base level strategies and
5 then have options, they would eliminate over ninety percent of the problems.
6 Vice Chair Stille asked if Mr. Lunde could refer to any buildings in the United States that have
7 been built using the energy efficiency strategy he was requesting. Mr. Lunde referred to a group
8 of buildings in Maine that are almost totally self-sustained.
9 Mr. Lunde thanked the Planning Commission for listening to his requests. The Planning
10 Commission thanked Mr. Lunde for his expertise and input.
11 VI. MEETING MINUTES.
12 6.1 Review/Approval of Planning Commission Minutes of May 15, 2001.
13 Commissioner Tillmann requested that Page 4, line 6, read: "...Committee, but the ordinance
14 states that any truck weighing over nine thousand pounds has to list it's weight on the side of the
15 truck."
16 Motion by Commissioner Hatch, second by Commissioner Hanson, to approve the May 15, 2001
17 Planning Commission Meeting Minutes, as corrected above.
18 Motion carried 6-1, Chair Melsha abstained.
19 VII. COMMUNICATION WITH CITY COUNCIL.
20 7.1 Designate a Planning Commissioner to the City Council regular meeting of June 26,
21 2001.
22 Chair Melsha asked Commissioner Thomas if he would attend the next City Council meeting on
23 June 26`h, 2001. Commissioner Thomas agreed to attend.
24
25 VIII. PUBLIC HEARINGS.
26 8.1 Lot Combination Request by Tom Palkowski, 2816 Highway 88, to combine two
27 adjacent lots into one.
28 Sue Henry explained that Tom Palkowski, of 2816 Highway 88, owns two pieces of land that are
29 adjacent to one another, and would like to have the two lots combined into one.
30 Chair Melsha asked if the City Attorney had any issues when he reviewed the request. Ms.
31 Henry responded that he did not have any concerns.
32 Mr. Palkowski formally requested the lot combination, and explained that an addition to his
33 home would expand beyond the land that is currently there.
34 Commissioner Thomas asked if he had spoken to his neighbors with regard to the addition. He
35 stated that he had spoken with them, and that the change would be insignificant to them.
Planning Commission Meeting Minutes
June 19, 2001
Page 3
1 Motion by Chair Melsha, second by Vice Chair Stille, to approve the lot combination request.
2 Motion carried unanimously.
3 8.2 City ordinance amendment to allow electronic signs, for public informational uses only,
4 in areas zoned recreational open space on city and/or school-owned property
5 Sue Henry stated that one of the city's goals for 2001 was to establish an electronic reader board
6 in the community. She explained that, in order to accomplish this, an ordinance change is
7 necessary, as electronic signs/reader boards are not currently permitted in the City.
8 Vice Chair Stille stated that the recommendation to change this ordinance did not include
9 restrictions regarding flashing signs, scrolling, etc. and that the sub-committee suggested that the
10 sign only make changes a couple of times a day. Chair Melsha asked them to elaborate.
11 Commissioner Tillmann added that they were suggesting that the sign could change twice in a
12 twenty-four hour period.
13 Ron Hansen, of 3220 Belden Drive, has lived in the City of St. Anthony for thirty-two years, and
14 requested that the ordinance change not be made, largely because he had a lot of questions
15 regarding the change.
16 He indicated that his concerns were that, at a time of new development and getting away from
17 extravagant signage, he felt that it does not have a place in the City of St. Anthony. He stated he
18 believes that the City of St. Anthony has a very liberal sign ordinance.
19 Mr. Hansen asked if the city has decided that the city purchase the sign. He stated that, if they
20 have not decided to purchase a sign, then why were they discussing the amendment of the sign
21 ordinance.
22 Vice Chair Stille indicated that they have not formally decided to purchase a new electronic sign,
23 and that they are exploring amending the ordinance for the benefit of better communication
24 within the city. He stated that it is intended that the sign be used for public information, and that
25 it is a good alternative for the city in terms of aesthetics.
26 Chair Melsha stated that there is a caution among the Commissioners about the appearance and
27 the features of the sign, which is why all of the discussed restrictions for the sign exist. He
28 referred to the sign at the Stonehouse, and indicated that it was a sign that they would not like to
29 emulate. �.
30 Commissioner Hanson indicated that the sign was first mentioned when they were discussing
31 improving the appearance of City Hall. He added that Walgreen's had requested a variance to
32 the sign ordinance back when they were interested in opening a store in the City of St. Anthony,
33 which is what caused them to examine the ordinance. He also stated that, after three years of
34 serving on the Planning Commission, he was frustrated with being a reactionary Commission,
35 which is why they have decided to be proactive after they denied the request from Walgreen's.
Planning Commission Meeting Minutes
June 19, 2001
Page 4
1 Mr. Hansen wanted to know why they were discussing amending the sign ordinance.
2 Commissioner Tillmann stated that the issue does not meet the criteria for a variance, because
3 there is not any hardship. Chair Melsha stated that, if they feel it is necessary to have the sign for
4 a public purpose, than amending the sign ordinance makes sense, as opposed to always dealing
5 with variances.
6 Mr. Hansen stated that he had a problem with Chair Melsha's statement, and indicated that a
7 number of other residents would have come forward to dispute the idea of the electronic sign,
8 had they known the position of the Commission on the issue. He cited a number of buildings
9 and houses that have a sign in front of them, and suggested that they hold a hearing to discuss
10 this sign, and indicated that at least twenty-five residents would be present to provide the reasons
11 for which they feel the ordinance should not take place. He read an article from the Minneapolis
12 newspaper that was written by the Dennis Cavanaugh, the Mayor for the City of St. Anthony,
13 which talked about the increasing taxes in the City of St. Anthony.
14 Mr. Hansen asked why they are trying to amend the ordinance when the sign has not been
15 approved, rather than leaving the ordinance as it is, with the need to request a variance.
16 Commissioner Hanson.indicated that the Planning Commission wants to have something in the
17 books so that when a retailer, such as Walgreen's, wants to come into the City, sees the City
18 Code and does not waste anyone's time requesting a variance. Mr. Hansen suggested that they
19 amend the ordinance to state that signs, like Walgreen's, are not allowed, except by variance.
20 Commissioner Tillmann stated that discussion is taking place because of the community interest
21 in having such a sign.
22 Mr. Hansen asked the following questions regarding the sign:
23 1. How much will the sign cost?
24 2. Who will maintain the sign?
25 3. What will the sign look like?
26 Mr. Hansen concluded by saying that, before they decide to change the ordinance, they need to
27 inform residents, and allow them to express-their unhappiness over the potential ordinance
28 change. He read a statement from a sign ordinance for a nearby city, which made reference to
29 the safety issues with drivers trying to do too much. Mr. Hansen elaborated on the statement by
30 listing several of the buildings and structures that are found around the intersection where they
31 are proposing the sign be,placed.
32 Chair Melsha asked if Mr. Hansen was against the idea of a sign, or the idea of an electronic
33 sign. Mr. Hanson stated that he did not think that the City of St. Anthony needed any mote signs
34 at all.
35 Mr. Hansen reiterated his belief that, once the ordinance is changed and there exist no more
36 public hearings regarding it, there will be several unhappy residents.
Planning Commission Meeting Minutes
June 19, 2001
Page 5
1 Mr. Hansen indicated that there are other ways to communicate with the community, and that the
2 money used on the sign could be better spent. He expressed his opinion that signs are one of the
3 most archaic types of communication out there. He asked for the Commission to identify any
4 other cities that have signs like the one they are proposing be built. Commissioner Hanson
5 referred to a sign in Mounds View, Vice Chair Stille referred to the four-sided sign in Eden
6 Prairie.
7 Commissioner Thomas stated that his issues and concerns were very valid but, ultimately, the
8 decision on the ordinance would be determined by the City Council, and he suggested that Mr.
9 Hansen organize the proper people on the Council and state his argument.
10 Mr. Hansen concluded by saying that the Planning Commission finds out if the City sign is really
11 going to change, before they decide to change the ordinance. He added that, if it does pass, there
12 is no additional public hearing for residents to express their concerns, and he believes there are
13 several residents who have negative feelings toward the proposed City sign. He urged the
14 Planning Commission to reconsider the changing of the ordinance before they are certain
15 whether, or not, they will have the new City sign.
16 Chair Melsha closed the public hearing at 7:50 p.m. He addressed the Commission and stated
17 that there are details surrounding the sign of which he was uncertain, such as the number of times
18 that the message on the sign would change. Vice Chair Stille stated that they have discussed in
19 detail the amount of flashing, the number of times the sign would change per day (two), and that
20 the messages would be appropriate.
21 Chair Melsha asked if they needed to discuss the aesthetic issues such as brightness, or types of
22 electronic devices that could be used. Commissioner Hanson suggested that the sign be turned
23 off after hours.
24 Ms. Henry stated that she thought that the draft needed to be fine-tuned to define electronic sign,
25 and contain more specifics about the content of the information intended for display on the sign.
26 Commissioner Hanson stated that he did not approve recommending something of which he
27 would not being able to see the final draft and language.
28 Commissioner Steeves stated that the comments made this evening made him realize that the
29 ordinance needs to change first, and that the specifics be decided subsequently, rather than the
30 other way around. He stated that the ordinance needs to dictate, and the conditions would be set
31 by the City Council and the Planning Commission. He suggested that they remain broad with
32 their ordinance.
33 Vice Chair Stille agreed with Commissioner Steeves' comments to change the ordinance. Chair
34 Melsha indicated that the decision to change the ordinance was consistent with the City's
35 philosophy to fix the policy. Ms. Henry indicated that this evening is for the public input, not
36 the actual language of the ordinance. She added that this evening is not where they draft the
Planning-Commission Meeting Minutes
June 19, 2001
Page 6
1 actual language, and as long as the Commission is comfortable with the direction, they can move
2 forward.
3 Commissioner Thomas asked if it was possible to have the City look into the safety implications
4 of the sign, as part of a conditional use so that they could have some of that information before a
5 final decision on the sign was made. Commissioner Steeves stated that would be part of the
6 conditional use application that would accompany a sign proposal.
7 Commissioner Steeves added that he was really opposed to the Planning Commission having a
8 specific project inform the ordinance change,rather than thinking of the ordinance change
9 independent of any project because it is policy decision as opposed to a project decision.
10 Chair Melsha asked Ms. Henry if it were acceptable to motion that they adopt an actual
11 ordinance change. Ms. Henry indicated that it was okay to do so now, or to extend the public
12 hearing to the next meeting.
13 Commissioner Tillmann indicated that there is still the opportunity for residents to offer their
14 opinions at any of the following three readings by the City Council.
15 Chair Melsha asked if anyone would entertain a motion. Commissioner Hanson asked if the
16 conditions needed to be discussed tonight, since the Planning Commission would not have the
17 opportunity to view the ordinance change before it went to the City Council. Commissioner
18 Tillmann stated that the conditions would be very specific for where they decide to place the
19 sign. Chair Melsha stated that a lot of the things that they have mentioned up to this point would
20 be incorporated as conditions:
21 Commissioner Steeves indicated that the discussion tonight and the minutes from the meeting
22 will give ample guidance to the staff on potential conditions to be listed, and on the thoughts of
23 the Commission regarding the ordinance so that the staff, in consultation with the City Attorney,
24 will be able to draft language that will be fully acceptable.
25 Commissioner Hanson stated that he did not want the Council to be doing their work for them by
26 creating the language of the ordinance, and recommended that they table the issue, and review
27 possible conditional uses to discuss at the next meeting. Chair Melsha indicated that he did not
28 see any specific conditional uses being included in the ordinance. He added that there could be
29 certain criteria that could be factored into the ordinance instead.
30 Commissioner Hanson stated that, since they are creating the ordinance right now, they did not
31 have to be vague. Vice Chair Stille thought that the redirection of the Commission gives them
32 more control for when the application does come in.
33 Commissioner Tillmann stated that, in the past, the Planning Commission has not been a part of
34 determining the actual language. Vice Chair Still agreed with Commissioner Tillmann.
Planning Commission Meeting Minutes
June 19,2001
Page 7
1 Commissioner Thomas stated that he was comfortable sending this on to the Council if the
2 Planning Commission specified some of the things they were looking for from the Council. He
3 mentioned the need to address safety issues, and to determine the restrictions and cost of the
4 proposed sign. He added that he found many of Mr. Hansen's comments to be very relevant.
5 Commissioner Hanson indicated that the Council had the power to waive two of the three
6 proposed readings.
7 Commissioner Hatch observed that the Commission seemed to be sort of divided on whether to
8 make the ordinance specific, or vague. He suggested that they ask the Council what they would
9 rather see from the Commission.
10 Chair Melsha did not think that the Commission was very divided. He stated that either there
11 would be conditions that need to be met, or there would be conditions that would be considered.
12 He did not believe that anyone on the Commission was saying that they should make the
13 ordinance so specific that they would be identifying kind of sign, etc.
14 Commissioner Tillmann added that operating that specifically would take away a lot of their
15 power.
16 Commissioner Hanson stated that he would like to see an updated draft before they make a
17 recommendation to the City Council.
18 Vice Chair Stille stated that he was in agreement with Commissioner Hanson to postpone until
19 the end of next month. Ms. Henry indicated that the Council could decide otherwise.
20 Commissioner Thomas stated that perhaps they should come to more consensuses this evening.
21 Vice Chair Stille suggested that they go back to Commissioner Steeves' way of thinking, and use
22 vague language in order to cater each sign to fit the characteristics of the location. Chair Melsha
23 stated that he did not have any problem with adopting a recommendation that says that they want
24 the ordinance to be changed, with the conditional uses in the memo, as well as safety and
25 aesthetic issues to be considered.
26 Motion by Vice Chair Stille, second by Commissioner Tillmann, to recommend an ordinance
27 amendment to allow for electronic signs, as a conditional use, for public informational uses only,
28 in areas zoned recreational space on city and/or school-owned property. Considerations should
29 be given to safety and aesthetics.
30 Motion carried 4-2, Commissioners Hanson and Hatch opposed.
31 IX. INFORMATION AND ANNOUNCEMENTS.
32 9.1 Next steps in the Northwest Quadrant Redevelopment Master Planning Process.
33 Craig Rapp, with Dahlgren, Shardlow and Uban (DSU), came forward to update the Commission
34 with where they are in the process of the Northwest Quadrant Redevelopment Project. He stated
Planning Commission Meeting Minutes
June 19, 2001
Page 8
1 that he was a principal of the firm, and was filling in for John Shardlow, who had a prior
2 commitment tonight.
3 He stated that he was there to provide a recap of the big picture of the process of redeveloping
4 the Northwest Quadrant. He reviewed his background, indicating his high level of expertise with
5 regard to the project.. He also expressed how much his firm has enjoyed working on this project
6 with the staff in the City of St. Anthony. He indicated that it was important to remember that it
7 is a step-by-step incremental process, and that they need to keep an eye on the future and to build
8 on the momentum that has been created.
9 Mr. Rapp stated it was crucial in a redevelopment process that the City to have a vision, as well
10 as an understanding of the reasons behind the redevelopment project that they are about to
11 embark on. He added that it would be very important for the developers that will be coming
12 forward and providing their capital, to have an understanding of the level of partnership that they
13 will be entering into with them, so that they know that they have the chance to impart their
14 expertise into the project.
15 Mr. Rapp indicated that there are several reasons as to why a city decides to reinvest in itself. He
16 stated that the Apache Plaza area is a significant piece of property in the City of St. Anthony, and
17 noted that it appears to be an appropriate time for the City to respond to the changes that have
18 taken place in the retail market that have left Apache Plaza behind. He stated the need to
19 determine whether the City is prepared to make the necessary changes.
20 Mr. Rapp indicated that the steering committee has determined some concepts and ideas that will
21 be presented tonight by Jeff Basil. He added that it is important that they all understand what the
22 priorities have been for the project.
23 Mr. Rapp stated that the property was very well located for a lot of different things, but that there
24 was a major impediment, called the Midwest Asphalt Plant. Determining how to deal with
25 Midwest Asphalt Plant is the largest, and first step that needs to be addressed in the project.
26 Mr. Rapp stated that DSU was winding down their involvement, but that they would be
27 providing the Planning Commission with a packet of information next month. He indicated that
28 the packet would include the broad concepts that they want them to look at, the priorities and
29 phasing of the development, a design framework, and a developers selection process outline.
30 Mr. Rapp cautioned the Commission to think about a design framework with general guidelines,
31 rather than with specific and detailed design standards. He added that it is an easier way to get
32 their concept and vision communicated to the potential developers, while allowing the
33 developers to help fashion their needs within the desired framework.
34 Chair Melsha asked if what Mr. Rapp was describing was similar to the Heart of the City in
35 Burnsville. Mr. Rapp replied that the Heart of the City was a little too refined for the potential
36 developers, which is why he was encouraging them to keep their guidelines fairly general.
Planning Commission Meeting Minutes
June 19, 2001
Page 9
1 Mr. Rapp reminded the Commission that they are one-third of the way along the continuum in
2 the final resolution process, but that it is too soon to exclude a lot of choices and ideas that come
3 to the table.
4 Jeff Basil, of DSU, came forward to review the Northwest Quadrant and the intended goals of the
5 process, focusing primarily on the Apache Plaza area. He stated that the Salvation Army Camp
6 will likely be purchased by Hennepin Regional Parks and be maintained as a public open-space
7 facility.
8 Mr. Basil touched on the water quality in Silver Lake. He stated it was improving, but still is not
9 necessarily good for swimming at this point. He identified one of the goals of the redevelopment
10 process is to minimize the negative impacts of Apache Plaza on the lake.
11 Mr. Basil continued his review by identifying the existing structures on the Northwest Quadrant.
12 He referred to the lack of accessibility to the mall from the road, and stated that.they have been
13 deciding which things are changeable, and which would be left alone.
14 Mr. Basil stated that there are some basic things that need to be done to the cite in order to make
15 it an attractive redevelopment area. One of the major changes he indicated was that a major
16 roadway was needed to provide access to the internal part of the project. He also stated that they
17 need to establish tight connections to the new park facility, given the limitations such as the
18 railroad tracks. He stated it was a large order, but absolutely key.
19 Mr. Basil indicated that a major market study revealed:
20 1. Housing demand is very high, strong and multi-layered.
21 2. Considerable office demand.
22 3. Retail demand equal to the amount of retail that exists on the cite today,
23 with the exception of the mall.
24 Mr. Basil stated that they have established two primary concepts: Corporate Campus/Residential
25 Concept, and Refined Development Concept.
26 The Corporate Campus is comprised of the following:
27 -500,000 square feet (built in two phases of 250,000 square feet each)
28 -2,000 parking spaces (5 level parking ramp, parking under buildings on the
29 surface)
30 The Residential Development is comprised of the following:
31 -150 units —Townhouses (30 foot wide units, two story)
32 -100 units—Senior High Rise
33 -156 units—3-4 story multiple dwellings
34 -Total: 406 units
35 The Refined Development Concept consists of the following:
36 -12 units — Villas (60 foot wide lots)
Planning Commission Meeting Minutes
June 19, 2001
Page 10
1 -68 units—Townhouses (30 foot wide units, two story)
2 -100 units — Senior High Rise
3 -330 units—4 story multiple dwellings
4 -340 units — 3 story multiple dwellings
5 -Total: 850 units
6 75,000 square feet of mixed commercial
7 100,000 square feet of office
8 Mr. Basil stated that the two alternatives that he presented are, in a general sense, the type of
9 thing that they are going to end up with if they proceed with the redevelopment of the mall.
10 Mr. Basil indicated that a lot of what had been presented was driven by was what the community
11 has requested, as well as external factors, what the market has to offer, and what is feasible.
12 Commissioner Hanson asked if they had an idea how much quicker the total bill-out could be if
13 they had a Corporate Campus versus if it was all housing. Mr. Basil indicated that the housing
14 option could happen relatively quickly because of the variation in the types housing. He added
15 that the Corporate Campus would happen in one of two chunks at a time.
16 Jim Prosser, Ehlers and Associates, stated that he was there to discuss how the concept and
17 framework would get them to the end of the Redevelopment of the Northwest Quadrant.
18 The framework elements that would be approved by the City would be used to solicit proposals
19 from developers. He indicated that they may have several different concepts to explore
20 simultaneously, which provides the City with better options.
21 Mr. Prosser stated that the development proposals that they receive are not plans. Rather, they
22 encourage developers to define a cite-line, as opposed to an elevation and line detail.
23 Mr. Prosser stated that the Planners will use the general cite plan to evaluate and provide the city
24 feedback regarding the impact that the various proposals would have on the city with reference to
25 the framework elements that have been identified by the City.
26 Mr. Prosser stated they would provide the City with an evaluation that considers the financial
27 feasibility. He stated that they would look at the cost to acquire the land (including demolition
28 and relocation), as well as any public improvements required to accomplish that particular type
29 of development. L
30 Mr. Prosser indicated that they want to select a developer that appears to capture a concept that is
31 feasible, as well as one that is most responsive to the framework elements that the City has
32 identified.
33 Mr. Prosser indicated that the City of St. Anthony would likely be looking at multiple developers
34 to develop the selective pieces. He added that they want to see this billed out as quickly as they
Planning Commission Meeting Minutes
June 19, 2001
Page 11
1 can to not only meet the needs of the City, but to meet the needs of the developers, as well. He
2 stated that any developer that would take on this project would be taking a significant leap of
3 faith that other project elements are going to occur.
4 Mr. Prosser indicated that the next phase was the Developer Marketing and Solicitation. Mr.
5 Prosser identified several qualifications that they will be examining in the developers. Among
6 these qualifications were their ability to secure financing and equity, their ability to work with
7 the community, and their ability to partner with others.
8 Mr. Prosser stated that the next phase would be the Developer Selection Phase. He indicated that
9 they would review the information and report it back to the City Staff, making no
10 recommendation to them.
11 Mr. Prosser indicated that the following phase was the Developing Agreement Phase. During
12 that phase, the developer agrees to an actual timetable, and will begin to more formally go to the
13 public and do further refinement than when the Planning Commission goes to the City Council
14 for final approvals.
15 Mr. Prosser indicated that the work the Commission was doing was very important because the
16 framework helps provide a clear concept of what the developers should be preparing in terms of
17 proposals.
18 Mr. Prosser also stated that the most important thing that they can deliver to developers is time.
19 He added that developers are more interested in working with cities that have taken the time to
20 create a pretty clear vision of what they want the final product to look like.
21 Mr. Prosser indicated that there might be some legislative changes that could impact what they
22 are doing, but that they were not concerned yet.
23 Chair Melsha asked what Mr. Prosser's sense was on how developers view the city. Mr. Prosser
24 responded that developers like the idea that the City of St. Anthony has been straightforward
25 regarding the process. He added that developers also like the idea that the City has talked to the
26 developers early on in the process.
27 Commissioner Thomas asked Mr. Prosser if it were possible to fit multiple developers into a
28 Master Plan. Mr. Prosser indicated that it is a little more work to have multiple developers, other
29 than as a main developer with others playing a significantly smaller role, so as not to create a
30 clash. Otherwise, he added that it could be done as a development team.
31 Commissioner Tillmann stated that around the perimeter today there are businesses with
32 individual owners, and asked how it will work that they agree to relocate, or do the necessary
33 things to help in the Redevelopment of the Northwest Quadrant. Mr. Prosser stated that the issue
34 mentioned by Commissioner Tillmann is perhaps the most difficult aspect of the redevelopment
Planning Commission Meeting Minutes
June 19, 2001
Page 12
1 process. He stated that he does not want to downplay how disruptive and difficult redevelopment
2 is on the existing businesses.
3 Mr. Prosser continued by listing a couple of options in handling those situations, being upfront
4 about what was happening was the most important. He identified Sue Henry as one of the
5 greater communicators that he works with. He added that she demands the materials necessary
6 to communicate with the City and the businesses within.
7 Commissioner Hanson asked if the City would be in a better position to present the Corporate
8 Campus entity to the developers, or to tell the developers that they were looking for a Corporate
9 Campus Concept and have them come up with a way to fill the location. Mr. Prosser stated that
10 they would end up doing both. He stated that they would want to communicate as clearly as they
11 can the best option possible. He stated that it is unusual to have a major corporate client that
12 would not have one or more developers that they have worked with in the past.
13 Commissioner Thomas asked about the city putting in the main street, and the parking that would
14 have to be created for that. Mr. Prosser stated that the city would have two advantages for the
15 City to get involved with building and/or leasing: tax-exempt financing to assist, and the cost of
16 operation. He indicated that tax-exempt financing would not be an option right now because it
17 will likely be private-purpose.
18 Mr. Rapp indicated that it was rare that something like that would happen where the city would
19 directly finance a parking facility.
20 Mr. Rapp stated that in the Corporate Campus example that was shown tonight, the parking
21 provides the opportunity to get more density on the rest of the development which, ultimately,
22 helps numbers.
23 Mr. Prosser added that building a ramp is a tax-increment eligible expense. He added that, in
24 many cases, it is a good way to increase the density.
25 Commissioner Hanson asked who he sees as the potential buyer of the Apache Plaza Mall, and
26 will it end up being the City? Mr. Prosser stated that he hoped that the City would not end up
27 buying the Plaza, and demolishing the existing structure. He added that, typically, the developer
28 undertakes that effort.
29 Commissioner Thomas indicated that energy-efficiency could be something to evaluate with
30 regard to the framework of the Redevelopment of the Northwest Quadrant. Mr. Prosser indicated
31 it would be appropriate to include in the framework, and the amount of weight that is placed on
32 energy-efficiency in the final stages is determined by the City Staff, as is true with all of the
33 other components in the framework.
34 Commissioner Hanson asked if the City has looked into whether, or not, they can support another
35 two thousand new residents., Mr. Prosser stated that they could determine that as they go along,
Planning Commission Meeting Minutes
June 19, 2001
Page 13
1 but that the people themselves are not the big impact. He identified shopping centers and the
2 other areas of compact development as having the greatest impact on the City.
3 Chair Melsha asked where they go from here. Mr. Rapp stated that they will provide the
4 Commission with a packet filled with various details, answering questions that were mentioned
5 tonight.
6 The Planning Commission thanked all three gentlemen for their information.
7 V. COMMITTEE REPORTS.
8 10.1 Update from Antenna Ordinance Subcommittee- Chair Melsha.
9 Chair Melsha stated that he proposed a re-draft of the proposed Antenna Ordinance. He
10 indicated that they would have a draft of the Ordinance at the next meeting for the entire
11 Commission to evaluate.
12 10.2 Update from Housing Code Subcommittee.
13 Commissioner Hanson stated that they met last Thursday afternoon. He indicated that they read
14 through several documents that they received, regarding point-of-sale. They determined that
15 perhaps they hire an Enforcement Officer.
16 Commissioner Hanson stated that they looked at how they can put some teeth to the issue. He
17 suggested that it be known to all homeowners that before they can list their house, they must
18 obtain a copy of the inspection and pay a filing fee. Commissioner Hanson suggested that a
19 ninety-day time limit be placed on the homeowner to meet the criteria of the inspection. He
20 added that, if no appeal is filed by the homeowner, and there is no.resolution of the code
21 violation, the owner of the property would be charged with a misdemeanor.
22 Commissioner Thomas added that they liked the language in the New Hope ordinance. He
23 indicated that, under the purpose of the ordinance, they would add that it was to improve the
24 housing stock and that they would direct homeowners and buyers to the appropriate source for
25 securing low-interest loans. Commissioner Thomas added that they would connect the
26 homeowner to a source to help them make the improvements.
27 Chair Melsha thought that, once a home is purchased, the homeowner needed to file a homestead
28 with the City. No one on the Commission was certain.
29 Ms. Henry added that she had made copies of the New Hope, City of Minneapolis, and the City
30 of St. Anthony point-of-sales for the rest of the Commission so that they could provide the
31 Housing Code Subcommittee with educated suggestions.
32 XI. ANNOUNCEMENTS.
33 Commissioner Tillmann stated that she hopes that they continue to get public input regarding the
34 electronic sign.
Planning Commission Meeting Minutes
June 19, 2001
Page 14
1 Commissioner Hanson stated that Hanson's Gifts opened in the Shopping Mall.
2
3 Commissioner Hanson also indicated that he received a tour of the Crossroads Fitness Center by
4 Mr. Tedlund, and indicated it is a very high-class Fitness Center. He added that they were
5 aiming for a July 1, 2001 opening date.
6
7 Commissioner Hanson asked what was decided by the City Council on the Stonehouse.
8 Commissioner Thomas indicated that they decided that they want to have a plan in place, should
9 it need to be shut down.
10
11 Vice Chair Stille stated that he was proud of the Commission in relation to the sign discussion
12 that took place earlier in the evening, and that they did not take the easy way out.
13
14 XII. ADJOURNMENT.
15 Motion by Chair Melsha, second by Commissioner Hanson, to adjourn the meeting at 9:52 p.m.
16
17
18 Respectfully submitted,
19
20 Courtney Seesz
21 TimeSaver Off Site Secretarial, Inc.
• MEMORANDUM
DATE: 7/10/01 MEETING DATE: 07/17/01
TO: Planning Commission Members
FROM: Susan Henry, Assistant City Manager
RE: Northwest Quadrant Planning Study Report
Dahlgren, Shardlow, and Uban (DSU)will present an 80-page report detailing the recommended
Northwest Quadrant development concepts, culminating an eight-month process of planning and
visioning in St.Anthony. The report is the product of a significant amount of research by a number
of city consultants, both in terms of market potential and feasibility, as well as the input of the City's
26-member steering committee.
The concepts are not expected or intended to be the final plan for the Apache site, nor will it contain
a high level of detail. Rather, at this point, the emphasis is on broader, dynamic themes that will
become more specific and detailed as the redevelopment process moves along and discussions
are held with potential developers.
Once a developer or developers are identified, a more detailed plan can be developed for the site.
The more detailed plan(s)will be brought through the Planning Commission/City Council process.
The concepts will serve as the framework to evaluate development proposals.
The Northwest Quadrant Redevelopment area focuses around the Apache Plaza Mall.The purpose
of redeveloping that area is to revitalize the mall area and once again make it a focal point for the
community.
Although it is not required, city officials chose to hold a public hearing on the concept options
because of the magnitude of the project and interest in receiving public input.
Staff Recommendation:Make findings/recommendations to the City Council.
Attachments:
• Northwest Quadrant Redevelopment Study Report by DSU
r
• MEMORANDUM
DATE: 7/10/01 MEETING DATE: 07/17/01
TO: Planning Commission Members
FROM: Susan Henry, Assistant City Manager
RE: Amendment to the Sign Code (Section 1400)
Per the direction at the June 26 City Council meeting, City staff has been in consultation with the
City Attorney's Office to draft an ordinance amendment with necessary language rather than go the
route of a conditional use permit, as discussed at the June 19 Planning Commission meeting. City
Council consensus was to set the parameters for electronic governmental informational signs in the
City Code.Attached is a draft ordinance and city attorney correspondence to amend Section 1400
of the City Code to permit electronic governmental signs to be located in the Recreational Open
Space District.
The effect of the proposed changes to the city ordinance is to permit in the Recreational Open
Space District an electronic message sign providing public information that is owned by a
governmental unit.The sign must be a ground sign containing a sign surface area not to exceed 150
square feet(which is standard for all ground signs). The sign must be turned off between 11 p.m.
and 6 a.m., contain no flashing lights, and the message may not be changed more than twice per
day.
Since this ordinance amendment is substantially different than what as presented at the June 19
Planning Commission meeting,the process begins again with July 17 as the public hearing for the
ordinance change. The next steps would be for the City Council to have three readings on the
change: July 24,August 7, and July 21. The City Council could waive two of the three readings.
Staff Recommendation: Staff recommends approval of the ordinance amendment.
Attachments:
• Draft Ordinance and 7/6/01 City Attorney Correspondence
v
DORS EY & WHITNEY L L P
MINNEAPOLIS PILLSBURY CENTER SOUTH BRUSSELS -
NEW YORK 220 SOUTH SIXTH STREET COSTA MESA
SEATTLE MINNEAPOLIS; MINNESOTA 55402-1498 BILLINGS
DENVER FARGO
TELEPHONE: (612) 340-2600
WASHINGTON,D.C. HONG KONG
FAX: (612) 340-2868
NORTHERN VIRGINIA GREAT FALLS
DES MOINES www.dorseylaw.com ROCHESTER
LONDON TOKYO
ANCHORAGE JEROME P. GILLIGAN MISSOULA
(612)340-2962
SALT LAKE CITY FAX(612)340-2644 VANCOUVER
gilligan.jerome@dorseylaw.com SHANGHAI
July 6, 2001
Ms. Sue Henry
Assistant City Manager
City of St. Anthony
3301 Silver Lake Road N.E.
St. Anthony, MN 55418-1603
Dear Sue:
Enclosed is a draft of an ordinance which amends Section 1400 of the City Code to
permit electronic governmental informational signs to be located in the Recreational Open Space
District. The ordinance adds a definition of an "illuminated governmental informational sign" to
Section 1400.04. An illuminated governmental informational sign is an illuminated sign (as
defined-in Section 1400.04) which is a ground sign (as defined in Section 1400.04) and is owned
by a governmental unit for purposes of providing public information.
Since the sign would exhibit noticeable change in light intensity in delivering the
governmental information it will constitute a"flashing sign" under Section 1400.04. Therefore,
the draft ordinance amends Section 1400.07, subd. 16, to exempt illuminated governmental
informational signs from the prohibition on flashing signs.
Finally, the draft ordinance amends Section 1400.12, subd. 4, to provide that to the extent
any ground sign located in the Recreational Open Space District is an illuminated governmental
informational sign it may not be illuminated between 11:00 p.m. and 6:00 a.m., it may not
contain any flashing lights and the message on such sign may not be changed more than twice in
any day.
The effect of these proposed changes is to permit in the Recreational Open Space District
an electronic message sign providing public information which is owned by a governmental unit.
The sign must be a ground sign containing a sign surface area not in excess of 150 square feet.
The sign must be turned off between 11:00 p.m. and 6:00 a.m., contain no flashing lights and the
message may not be changed more than twice per day.
DORSEY & WHITNEY LLP
Ms. Sue Henry
July 6, 2001
Page 2
Once you have had an opportunity to review this ordinance please call me with your
questions and comments.
Yours Truly,
UP. Gilliga
Enclosures
CITY OF ST. ANTHONY
ORDINANCE 2001-002
AN ORDINANCE RELATING TO SIGNS; AM-ENDING
SECTION 1400.04, SECTION 1400.07, SUBD. 16 AND SECTION
1400.12, SUED. 4 OF THE ST. ANTHONY CITY CODE
The City Council of the City of St. Anthony hereby ordains:
Section 1. Section 1400.04 of the St. Anthony City Code, shall be amended to add a new
subdivision 37 as follows:
Subd. 37. Illuminated Governmental Informational_Sign. Any illuminated sign,_
that is a ground sign and which is owned by a governmental unit for the purpose
of providing public information.
Section 2. Section 1400.07, Subd. 16 of the St_ Anthony City Code shall be amended to read
as follows:
Subd. 16. Flashing Signs. Flashing signs except any portion giving time,
temperature or weather, or that qualifies as an illuminated government
informational sign.
Section 3. Section 1400.12, Subd. 4 of the St. Anthony City Code shall be amended to read
as follows:
Subd. 4. Recreational Open Space. The following signs are permitted in a
Recreational Open Space District and may be erected after obtaining a permit and
paying required license fee.
(1) Subject to approval of the Council,only ground and wall signs are
allowed in this district. The ground sign may have a sign surface
area not to exceed 150 square feet, and if such ground sign is an
illuminated governmental informational sign, such sign may not be
illuminated between the hours of 11:00 p.m. and.6:00 a.m- and the
informational message on such sign may not contain any flashing
_ lights or change its public information message more than twice
during any day.
Section 4. This ordinance shall become effective as of the date of its publication.
First Reading: July 24, 2001
Second Reading:
Adopted:
Mayor
ATTEST:
City Clerk
Publish: St. Anthony Bulletin
-2-
CITY OF ST. ANTHONY
ORDINANCE 2001-002
AN ORDINANCE RELATING TO SIGNS; AMENDING
SECTION 1400.04, SECTION 1400.07, SUBD. 16 AND SECTION
1400.12, SUBD. 4 OF THE ST. ANTHONY CITY CODE
The City Council of the City of St. Anthony hereby ordains:
Section 1. Section 1400.04 of the St. Anthony City Code, shall be amended to add a new
subdivision 37 as follows:
Subd. 37. Illuminated Governmental Informational Sign. Any illuminated sign,
that is a ground sign and which is owned by a governmental unit for the purpose
of providing public information.
Section 2. Section 1400.07, Subd. 16 of the St. Anthony City Code shall be amended to read
as follows:
Subd_ 16. Flashing Signs. Flashing signs except any portion giving time,
temperature or weather, or that qualifies as an illuminated government
informational sign.
Section 3. Section 1400.12, Subd.4 of the St. Anthony City Code shall be amended to read
as follows:
Subd. 4. Recreational Open Space. The following signs are permitted in a
Recreational Open Space District and may be erected after obtaining a permit and
paying required license fee.
(1) Subject to approval of the Council, only ground and wall signs are
allowed in this district. The ground sign may have a sign surface
area not to exceed 150 square feet, and if such ground sign is an
illuminated governmental informational sign,such sign may not be
illuminated between the hours of 11:00 P.M. and 6:00 a.m. and the
informational message on such sign may not contain any flashing
lights or change its public information message more than twice
during any day.
Section 4. This ordinance shall become effective as of the date of its publication.
First Reading: July 24, 2001
Second Reading:
Adopted:
G
Mayor
ATTEST:
City Clerk
Publish: St. Anthony Bulletin
-2-
I CITY OF ST. ANTHONY
2 CITY COUNCIL STUDY SESSION
3 May 22, 2001
4 7:00 p.m.
5 Council Chambers
6 I. CALL TO ORDER.
7 Mayor Cavanaugh called the meeting to order at 7:01 p.m.
8 II. PLEDGE OF ALLEGIANCE.
9 Mayor Cavanaugh invited the Council and audience to join in the Pledge of Allegiance.
10 III. ROLL CALL.
11 Councilmembers present: Mayor Cavanaugh; Councilmembers Sparks,Thuesen, and Horst.
12 Councilmembers absent: Councilmember Hodson.
13 Also present: City Manager Michael Mornson; City Attorney Jerry Gilligan.
14 IV. APPROVAL OF MAY 22, 2001 CITY COUNCIL REGULAR MEETING AGENDA.
15 Motion by Councilmember Sparks to approve the May 22, 2001 City Council Regular Meeting
16 Agenda.
17 Motion carried unanimously.
18 V. PROCLAMATIONS AND RECOGNITIONS.
19 None.
20 VI. COMMUNITY FORUM.
21 Mayor Cavanaugh invited any residents in the audience to speak to the Council on items that are
22 not on the regular agenda.
23 Hearing no further response, Mayor Cavanaugh moved forward with the agenda.
24 VII. CONSENT AGENDA.
25 The following corrections were made to the Study Session minutes of May 8,2001:
26 Page 1,beginning with line 15 and throughout rest of minutes to correct"Hauben" to read
27 "Hoben."
28 The deletion of all second motions.
29 Motion by Councilmember Thuesen to approve the Consent Agenda as corrected above. Said
30 Consent Agenda consisted of:
31 1. Council Regular Meeting Minutes- April 24, 2001;
32 2. Council Study Session Minutes-May 8. 2001;
33 3. Licenses/Perrnits; and
34 4. Claims.
35 Motion carried unanimously.
36 VIII. PUBLIC HEARINGS.
37 None.
City Council Study Session Meeting Minutes
May 22, 2001
Page 2
1 IX. GENERAL POLICY BUSINESS OF THE COUNCIL.
2 A. Resolution 01-062 Adopt Joint and Cooperative Agreement for Use of Law Enforcement
3. Personnel and Equipment.
4 Morrison stated that this agreement was to replace the former agreement they had with Hennepin
5 County since 1968. 'Essentially, he stated, it is the same agreement which gives the City of St.
6 Anthony the ability to call other Hennepin County communities for mutual aid, as well as to have
7 other communities call the City of St. Anthony for mutual aid.
8 Mayor Cavanaugh asked Morrison what he had found out with Minneapolis. Morrison responded
9 that he had not heard anything yet.
10 Motion by Councilmember Thuesen to adopt Resolution 01-062, re: Adopt Joint and
11 Cooperative Agreement for Use of Law Enforcement Personnel and Equipment.
12
13 Motion carried unanimously.
14 B. Resolution 01-063 re: Waive monetary limits on tort liability.
15 Morrison stated that the Resolution was one to waive tort liability limits for LMCIT (League.of
16 . Minnesota Cities Insurance Renewal)Insurance Program. He stated it was an annual resolution
17 done in conjunction with the insurance renewal.
18 Morrison introduced Carl Bennetsen of Gallagher Insurance, who assisted them with the
19 preparation of their insurance renewal with the league, to review the Gallagher Insurance. Mr.
20 Bennetsen indicated that Minnesota statute states that,regarding tort liability, the limits remain
21 $300,000 per an acclaimment, and$1,000,000 per an occurrence, which applies to Minnesota
22 statutes only.
23 Mr. Bennetsen stated that the City if St. Anthony has decided to waive the$300,000 per an
24 acclaimment limit up to the limits of the City's coverage. He indicated that the thought process
25 behind that decision was that, should a member of the community have an injury due to
26 negligence on behalf of the city which would require ongoing treatment, it is expected that
27 person would be a good citizen,.by which the City would be able to apply up to$1,000,000
28 limits per that injured party. He stated that the opposite point of view is that, if there were more
29 than one person injured, the City does not have that$300,000 limit.
30 Councilmember Sparks irsked how it would work if there were four, or five people injured. Mr.
31 Bennetsen stated that the$1,000,000 would be divided between whoever would receive an award
32 under the policy. He stated that under the$300,000 policy,there would be $300,000 per
33 acclaimment, and up to$1,000,000 per occurrence.
34 Mayor Cavanaugh asked what the cost difference was in the insurance, if they chose to not waive
35 the$300,000 per acclaimment. Mr. Bennetsen stated that the difference was about$2,500.
City Council Study Session Meeting Minutes
May 22, 2001
Page 3
1 Mayor Cavanaugh asked how many other cities waive this policy. Mr. Bennetsen said it was
2 about 50%.
3 Mr. Bennetsen indicated this.is the second year that the City of St. Anthony has waived the
4 policy. Morrison added that the League has just provided them with the opportunity for more
5 coverage, which is why they have the ability to waive the policy.
6 Councilmember Sparks asked Mornson what he recommended. Morrison stated that he was in
7 favor of waiving the policy so that if any members of the community had a legitimate claim, they
8 would get the greatest amount of money that they possibly could. He added that it also provided
9 the City of St. Anthony with more protection at a very modest cost.
10 Mayor Cavanaugh stated that his only concern was that they were waiving a state statute. Mr.
11 Bennetsen stated.that the way the policy is drafted,and the way the Resolution is drafted, it states
12 up to the limits of the policy is how much it is waived.
13 Morrison stated that the City Attorney recommended that they go with the higher limits last year.
14 Motion by Horst to adopt Resolution 01-063,re: Waive monetary limits on tort liability.
15 Motion carried unanimously.
16 C. Resolution 01-064 re: Approve City's insurance coverage for June 1, 2001 through May
17 31, 2001.
18 Councilmember Sparks asked if the$23,000 for the on-sale/off-sale liquor liability is actually
19 incorporated into the liquor operations on page 34, or is it found somewhere else. Momson
20 stated that it was included..
21 Councilmember Thuesen asked about the difference in the premiums between SAV's 1 and 2.
22 Christopher Skelton, from sunrise Park Insurance Agency, stated that part of the reason for the
23 increase was due to an additional claim on the liquor liability that was reported during the prior
24 policy period. He added that the their was also a minor increase in premium, which is standard.
25 . Motion by Mayor Cavanaugh to approve Resolution 01-064, re: Approve City's insurance .
26 coverage for June 1, 2001 through May 31,2002.
27 Motion carried unanimously.
28 X. REPORTS FROM COMMISSIONS AND STAFF.
29 A. Planning Commission -May 15, 2001.
30 Planning Commissioner Tillmann indicated that she was present to discuss the ordinance change
31 that would allow electronic signs for public use only,on recreational, and open-space land. She
32 indicated that the proposal for the ordinance change was an interim step, as part of a larger
33 project to review the entire sign ordinance.
City Council Study Session Meeting Minutes
May 22, 2001
Page 4
1 Mayor Cavanaugh asked for some of the electronic capabilities of an electronic sign.
2 Commissioner Tillmann responded that the sign they are talking about would have a reader board
3 with a message in lights,controlled by an off-site computer.
4 Councilmember Sparks asked if there would be a requirement that it would not flash, or change
5 frequently. Commissioner Tillmann indicated that there would be limitations and requirements.
6 Councilmember Horst said that the sign sounded similar to the Salvation Army property.
7 Commissioner Tillmann indicated that they have mentioned that possibility.
8 Councilmember Thuesen expressed his concern with going too broad with the ordinance.
9 Commissioner Tillmann indicated that their hope is to keep it very limited.
10 Mayor Cavanaugh asked if they would be getting the sign this year. Momson indicated that
11 he was uncertain with the expectations of the Planning Commission regarding the design of the
12 sign. Commissioner Tillmann indicated that they were hoping to get the designer who was
13 working with the City Hall Committee to help them with the drawing, so that the public could
14 see what they are talking about.
.15 Morrison,indicated that funding was an issue, as there was not money in the budget for this..
16 Momson stated that the Planning Commission has to determine the definition of open
17 recreational space. Commissioner Tillmann said that they still needed to determine the definition
18 of public use.
19 Momson indicated that the earliest it would be approved would be the last meeting in July.
20 Mayor Cavanaugh stated it would be nice to get some estimates on cost. Momson responded
21 that some companies would design a sign free of charge.
22 Councilmember Sparks stated that the consultant had come up with some proposals with the City
23 Hall Building, and to, at least, use the same brick as that building.
24 The Council thanked Commissioner Tillmann for the update.
25 XI. REPORTS FROM CITY MANAGER AND COUNCILMEMBERS.
26 City Manager Mike Momson said that Councilmembers Sparks, Horst and Mayor Cavanaugh
27 had signed up for the AMM meeting on Thursday.
28
29 Morrison indicated that the Parks Commission is going out for re-bid on June 26, 2001.
30 Morrison stated that he would like to begin the June 12, 2001 City Council meeting at 5:30 p.m.
31 because Jim Prosser, who will be presenting a lot of the items that are on the agenda for that
32 meeting, needs to be in Mound by 8:00 p.m. that evening.
City Council Study Session Meeting Minutes
May 22, 2001
Page 5
1 Morrison stated that the last meeting for the Task Force for Apache Plaza would be on May 31,
2 2001. He indicated that the schedule for this project gets pretty ambitious. He indicated that it is
3 scheduled for Council,approval at the.July 26, 2001 meeting.
4 Mayor Cavanaugh stated that he hoped that there is good attendance at the May 31, 2001
5 meeting so that there are not surprises at later meetings. Morrison stated that the public will be
6 notified of the meeting, as well.
7 Councilmember Horst stated that Community Services was very grateful for the financial aid for
8 the carpeting in the Community Services classrooms.
9 Mayor Cavanaugh said he was at the ground-breaking for Apache Animal Hospital, which they
10 were doubling in size.
11 He added that he attended the Warren Rolek retirement party, and said it was clear that he would
12 be very.missed by the students, parents and staff.
13 Mayor Cavanaugh asked the Councilmembers if they had seen the flyer on Trade-A-Tree.
14 Mayor Cavanaugh stated that the Fire Department has a Housing Code Complaint Form, which .
15 he said really works. .Morrison added that they also have an answering machine for the same
16 purpose.
17 X11. INFORMATION AND ANNOUNCEMENTS.
18 None.
19 XI11. ADJOURNMENT.
20 Motion by Mayor Cavanaugh to adjourn the meeting at 7:31 p.m.
21 Motion carried unanimously.
22 Respectfully submitted,
23 Courtney Seesz
24 Timesaver Off Site Secretarial, Inc.
25
26 Mayor
27 ATTEST:
28 City Clerk
t
I CITY OF ST. ANTHNY
2 CITY COUNCIL STUDY SESSION DD Lr,1
3 June 12, 2001
4 5:30 PM
5 Council Chambers
6 I. CALL TO ORDER.
7 The meeting was called to order by Mayor Cavanaugh at 5:38 p.m.
8 II. PLEDGE OF ALLEGIANCE.
9 Mayor Cavanaugh invited the Council and the audience to join in the Pledge of Allegiance.
10 III. ROLL CALL.
11 Councilmembers present: Mayor Cavanaugh, Councilmembers Sparks, Thuesen and Horst,
12 and Hodson.
13 Councilmembers absent: None.
14 Also present: City Manager Michael Momson.
15 IV. COMMUNITY FORUM.
16 Mayor Cavanaugh invited any members of the community to come forward and address the
17 Council. No one came forward.
18 V. BUDGET WORK SESSION ON FINANCIAL STRATEGIES - Jim Prosser,Ehlers and
19 Associates will be present.
20 Mike Mornson explained that developing a blueprint for the City's financial strategies was very
21 important, and introduced Jim Prosser to discuss the Financial Strategy and Process with the
22 Council.
23 Jim Prosser introduced Liz Diaz, a colleague of his from Ehlers and Associates. He distributed a
24 booklet to each Councilmember, which would assist him in walking the Council through the Key
25 Financial Strategies. Mr. Prosser stated that descriptions of the financial foundations and other
26 issues surrounding the project were contained in this booklet, identifying it as a key tool in the
27 process.
28 Mr. Prosser explained that the items that he would be discussing would be largely familiar to the
29 Council, with only a couple of new concepts. He stated that the Council needed to inform him of
30 anything that needed to be further explained, or initially considered, as he went along.
31 Mr. Prosser stated that one of the things that the Councilmembers needed to leave with tonight
32 was the ability to absorb the objectives of the Key Financial Strategies in order to be able to
33 communicate with the community regarding the project and respond to them regarding the things
34 that they identify in the community as priorities, as well as be comfortable in using the material
35 in the future meetings which will follow.
36 Mr. Prosser reviewed the Key Financial Strategies Objectives:
37 1. Confirm and prioritize community goals.
38 2. Review your community's current financial position.
City Council Study Session Meeting Minutes
June 12, 2001
Page 2
1 3. Develop an inventory of capital needs beyond traditional Capital Improvement Plans.
2 4. Identify future capital funding requirements and operating needs.
3 5. Develop an inventory of financial resources.
4 6. Present options for,financing needs.
5 7. Analyze the financial impact of each option.
6 8. Prepare an affordable, comprehensive financial plan.
7 9. Develop a framework to review future capital projects.
8 Councilmember Horst asked about prioritizing goals, and said that they are constantly changing.
9 Mr. Prosser indicated that the process really forces discussion of the goals on, at least an annual
10 basis, which will force them to maintain a focus, and continue to think of the process as the
11 dynamic, and on-going procedure that it is.
12 Mr. Prosser stated that every city has more needs and more potential discussion items than they
13 have time, or money. He added that it is important to forecast those needs and get them in a
14 plan, or program so that there is some institutional memory in what the intend to accomplish
15 throughout this process.
16 Mr. Prosser went on to highlight the Key Financial Strategy Products:
17 1. Five Year KFS spreadsheet with capital and operating projections.
18 2. Customized strategies and timetables including development of financial policies,
19 revenue strategies, debt management and refined capital and operating plans.
20 Mr. Prosser stated that the key in this entire process is the strategies and timetables.
21 Councilmember Horst mentioned other cities, and that they did not have any sort of plan like this
22 in place. Mr. Prosser responded that few cities have a plan like this in place because of time, and
23 that the state legislative process puts an emphasis on inputs (i.e. taxes) with regard to budgeting.
24 He added that there is not a real focus on outcomes with the legislatures, and encouraged that the
25 Council take time to sit down and discuss the outcomes with the legislatures at the end of this
26 process.
27 Councilmember Thuesen asked about community surveys and do they want to consider them as
28 an option. Councilmember Sparks mentioned that intergenerational dialogue was a potential tool
29 as a way of gauging what residents value. Mr. Prosser stated that a survey would help the
30 Council to identify what the educational needs are by way of educating the public in terms of
31 choices.
32 Mr. Prosser added that this whole process is all about choices. He noted that the survey could
33 come into play early, or later in the process, and it will be the decision of the Council to
34 determine when it would be incorporated into the process.
35 Mr. Prosser continued by reviewing the General Guidelines of the Process. He added the need to
36 allow a focus on the primary objectives of the community. He stated that the both operational
37 and capital needs must be considered.
City Council Study Session Meeting Minutes
June 12, 2001
Page 3
1 Mr. Prosser stated that a common mistake in other communities regarding Financial Strategies is
2 when they take financial jumps, rather than building over time. He stated that the Council would
3 be wise to determine which outcomes they intend to achieve.
4 Mr. Prosser warned the Council not to expect to finish this process and have a perfect plan, and
5 indicated that it would take three to five years to feel comfortable with the plan.
6 Mr. Prosser stated it was the responsibility of the Council to determine the true hot topics within
7 the community, and to look at them subjectively.
8 Mr. Prosser continued by reviewing the Key Financial Strategies Process Outline, which was
9 broken down into four sessions. He informed the Council that it is a very intuitive process,
10 which is easier to describe than it is to process.
11 Mr. Prosser indicated that the mistake that the Council could make with the Financial Strategy is
12 to think that everything is contained within the binder that he had distributed to them, rather than
13 realizing that the community will provide many more issues than what is found on those pages.
14 Counc.ilmember Horst stated that an issue for him was TIF financing for the future, particularly
15 the extensive work that may be planned for the Northwest Quadrant, and the possibility of
16 running out of money and needing public financing to bail out the project. Mr. Prosser stated
17 that was just the sort of thing that the session tonight is intended for, to bring up issues that need
18 to be addressed as part of this process.
19 Councilmember Thuesen stated that a hope of his was to establish what will be done with the
20 capital buildings, and the ways in which that will be accomplished.
21 Councilmember Horst stated it was important to him that the community becomes more
22 aesthetically appealing. Councilmember Hodson agreed, and indicated that the sidewalks were a
23 major concern.
24 Mayor Cavanaugh stated he has a concern with tax capacity and how that capacity plays out for
25 the operating expenses. He suggested that they build in a sense of capital reserve-to the general
26 fund budget, rather than leave that to be determined at the end of the year. He suggested a
27 $250,000 figure for capital reserve.
28 Councilmember Sparks referred to the goals and action steps that the Council comprised earlier
29 in the year and expressed her hope that they be incorporated into the Strategy that was being
30 presented tonight.
31 Mr. Prosser highlighted the Comparative Analysis of Housing Data, Five-year Revenue
32 Summary,Five-year Expenditure Summary, and Revenues, Expenditures and Fund Balance. He
33 indicated that the important piece in all of those things is to use them as an appropriate way to
34 "pay as you go", and to learn from history and incorporate it into the future.
City Council Study Session Meeting Minutes
June 12, 2001
Page 4
1 Mr. Prosser stated the need for a certain amount of income to be available, because the cash will
2 not be metered out as it has been in the past. He stated that the Council needed to be careful to
3 maintain a Fund Balance. He stated that, if the tax structure is changed, the ramifications can not
4 be determined until the changes run a full cycle (a year, or more).
5 While referring to the Key Financial Strategies Comparative Data, Mr. Prosser indicated that
6 they would like to see the City of St. Anthony get more commercial as a city to balance out the
7 Ratio of Total Net Tax Capacity Value, yet development needs to be tailored to the needs of the
8 community. Mr. Prosser added that, in general, balance is better than in-balance.
9 Mr. Prosser compared the 1995 Revenues to the 1999 Revenues, and the 1995 Expenditures to
10 the 1999 Expenditures. He highlighted Improvement Costs, as a significant difference in
11 expenditures from 1995 to 1999.
12 Mr. Prosser stated that it is really easy for a city to function, while forgetting about the Public
13 Works building, the City Hall, etc. by not putting money into them, and that they eventually need
14 attention, which can be an unforeseen problem.
15 Mr. Prosser highlighted the KFS Initial Findings that included an aging infrastructure, unmet city
16 facility, and a stable growing tax base. He added that one of the key issues for the Council
17 would be how to prioritize things, as they do not have a lot of initial money. He added that they
18 are not digging themselves out of a very big hole, fortunately.
19 Mayor Cavanaugh thanked Mr. Prosser for coming.
20 Mike Morrison stated that the next meeting to discuss the process would be October 9, 2001, and
21 indicated that it was important for all five Councilmembers be present. Mr. Prosser indicated
22 that he would provide the Council with information for that meeting at least a week ahead of
23 time.
24 VI. DISCUSS STONEHOUSE PROPERTY-Jim Prosser, Ehlers and Associates will be
25 present.
26 Mike Mornson stated that tonight would be an informational discussion with the Council on the
27 Stonehouse, and indicated that Liquor Operations Manager, Mike Larson, was present.
28 Morrison indicated that developing a plan, or options for the Stonehouse property was identified
29 as Goal #2 for the City at their annual Goal Setting Retreat in 2001. He stated that this has been
30 concern of the city since 1.990, because of the declining income from the operation of the
31 Stonehouse, as well as increasing building costs.
32 Morrison paraphrased what he perceived to be the City Council's position on the Stonehouse as,
33 "continue keeping the operation open and seek ways to improve the operation, but do not spend a
34 lot of the City's money on the operation because of declining profits and increasing building
35 needs."
City Council Study Session Meeting Minutes
June 12, 2001
Page 5
1 Morrison wanted to review some of the operational information and a list of possible decisions,
2 issues, or concerns of which the Council needs to.be aware.
3 Morrison highlighted a letter that he had received from Hennepin County that provided the City
4 with an appraisal of the property, stating the estimated value in the range between $500,000 and
5 $550,000.
6 Morrison provided the Council with a Stonehouse Staff Snapshot, which indicated that the
7 Stonehouse maintains a staff level of twenty to twenty-five employees.
8 Morrison illustrated that the Stonehouse makes money because of the charitable gambling, by
9 using a comparison between a Five-year Financial History for the Stonehouse Bar and Grill and a
10 Five-year Financial History, Profit from Operations.
11 Morrison showed that the Stonehouse Net Profits were significant to the City's General Fund in
12 1988, 1989 and 1990. He indicated that a review of City Council Meeting Minutes from years
13 past showed that the Council first became concerned with the Stonehouse in 1991 when the
14 profits dropped from $255,407 in 1990 to $176,135 in 1991.
15 . Councilmember Sparks asked what happened after 1990 to cause such change. Morrison
16 indicated that the liquor laws changed, and competition increased in the Sports Bar Market, with
17 Champps, Applebee's, Joe Sensor's, etc. Mike Larson added that the Unysis building, and
18 buildings back in that area went through an extraordinary layoff process, and those employees
19 used to gather at the Stonehouse after work a lot.
20 Mayor Cavanaugh asked what happened to the Stonehouse profits from 1998 until now. Mike
21 Larson indicated that problems with equipment and building maintenance were the reason for the
22 profit decrease.
23 Morrison stated that this past year they had hired SEH to do an architectural Building Analysis of
24 the entire facility. The summary indicated that the entire building has outlived it's useful life,
25 and they recommended building new.
26 Morrison highlighted the Estimated Cost of Repairs and Improvements, which totaled$681, 750.
27 Morrison reviewed the Split Liquor Explanation which consisted of redeveloping the corner,
28 getting out of the on-sale liquor business, and staying in the off-sale operation because it was
29 making over$200,000 a year. He stated they would issue liquor licenses to certain restaurants to
30 come into the community. Morrison indicated that a referendum would be needed, unless they
31 got out of both the off-sale operation and the on-sale liquor operation. He indicated that they see
32 the City as heading in the direction of Split Liquor Explanation.
33 Councilmember Horst asked if other liquor stores could come in and control the off-sale of
34 liquor. Momson stated that they could not do so under the Split Liquor Explanation.
City Council Study Session Meeting Minutes
June 12, 2001
Page 6
1 Morrison stated that a community survey would be helpful in determining if the residents like the
2 fact that the City owns an on-sale restaurant.
3 Morrison mentioned building a new store, and having someone else operate it. He indicated that
4 it could not be done at this time. He stated that under the Operation of a municipal liquor store, a
5 city may not contract with a private corporation for the management and operation of a
6 municipal liquor store.
7 Mayor Cavanaugh asked Mr. Prosser what they should do, from a business perspective. Mr.
8 Prosser stated that it is a complicated issue. He indicated that they would like to come up with a
9 proposal that looks at the Stonehouse, and other buildings in the area where they would like to
10 see redevelopment take place.
11 He indicated that, essentially, there were three decisions to make:
12 1. Redeveloping the area.
13 2. Redeveloping the area with, or without a liquor store.
14 3. Redeveloping the area with, or without a restaurant selling liquor.
15 Mr. Prosser stated that, for comparative purposes, they would do a straight financial analysis,
16 comparing what they think the establishment would be expected to produce on an annual basis
17 from that type of operation to the value of the sale of the land.
18 Mayor Cavanaugh asked about the point in which the business decision would be to shut it down.
19 Mr. Prosser indicated that an analysis factoring that option in would not be as accurate, but could
20 be done in order to revisit it later on. He stated that he did not have a comfort level that it would
21 be really clear, or not.
22 Councilmember Sparks asked how they would factor in the Sports Boosters in the whole process.
23 Mr. Prosser indicated that he could not answer that, but that it was a largely political decision.
24 Councilmember Hodson asked if they could re-construct part of the building without affecting
25 the Fire House. Mayor Cavanaugh stated that the Stonehouse is a short-term issue of cash flow,
26 and when they start putting capital into it, and realize that they are not going to recover it, what
27 are the alternatives to putting the capital into it. He added that the Sports Boosters create a
28 unique obligation for the Council to try and keep their funding source.
29 Councilmember Horst stated that he would like to see what potential offers they have received on
30 the property, so that they oan have a true idea of what their options are.
31 Councilmember Thuesen stated that he would like to see figures and a plan for the Fire Station, if
32 it is unable to be salvaged from the Stonehouse Property. Mayor Cavanaugh stated that he would
33 like to focus solely on the Stonehouse. Mayor Cavanaugh stated that the Stonehouse will
34 someday need $100,000 of capital money, and wanted to know what the Council would decide at
35 that point.
City Council Study Session Meeting Minutes
June 12, 2001
Page 7
1 Councilmember Thuesen asked Mr. Prosser if they could get some type of tax figures
2 surrounding the Stonehouse property, and the different options that have been suggested. Mr.
3 Prosser stated that was very possible to do so.
4 Mayor Cavanaugh stated that a Rate of Return Analysis would need to stand up to the universal
5 model, in order to give them a sense of what needs to be produced, and if the current structure
6 can remain.
7 A member of the audience asked if there would need to be a hypothetical idea, in order to
8 promote this.idea to other establishments, such as Applebee's, or Champps, and what type of
9 profit or revenue would need to be present. Mr. Prosser said they could address that.
10 Mr. Prosser stated that they could have something prepared for the Council within sixty days
11 now that he has a better idea of what the Council is looking for. He indicated that they would
12 defer to an outside source to determine some of the figures that have been requested.
13 Mayor Cavanaugh thanked Mr. Prosser for his time.
14 Mayor Cavanaugh called for a three-minute recess.
15 Momson concluded his presentation by stating that the on-sale operation of the property was
16 making money this year, and that they are in a much better financial position today, than they
17 were back in 1995.
18 John Fabian, the Administrator and Vice President for the Sports Boosters, came forward and
19 explained that his primary role is to oversee the charitable gambling at the Stonehouse. He stated
20 he would be happy to provide any figures regarding the charitable gambling for the Council, and
21 added that he wanted to continue to act as partners with the Council. Mr. Fabian stated that the
22 Sports Boosters does have a license for Charitable Gambling.
23 Mr. Fabian stated that Charitable Gambling formed in 1989, and since that time they have
24 donated an excess of $2,300,000 to the community. Mr. Fabian stated that, since April of 1999,
25 they have dispersed an excess of$230,000. From that money, he indicated that the Sports
26 Boosters received$60,000 to run their programs.
27 Mr. Fabian added that it is not only the Sports Boosters that benefit from the charitable
28 gambling, but the school district and the community at large, as well.
29 Councilmember Sparks asked for some example of how the charitable gambling has contributed
30 to the community. Mr. Fabian identified numerous examples. Among those examples was
31 computer equipment, band equipment, Villagefest Organization, Senior Overnight Committee,
32 wrestling and swimming equipment, and community concerts.
33 Councilmember Thuesen stated that there is no argument that charitable gambling has
34 contributed significant funds to the community. However, he wondered if there may come a
City Council Study Session Meeting Minutes
June 12, 2001
Page 8
1 point that, in order to keep charitable gambling, they may need to keep a business that is not
2 profitable, and does that make any sense.
3 Sports Booster and Baseball Commissioner, George Zurbey, agreed with Councilmember
4 Thuesen. He stated that some of the issues that are considered Sports Booster issues really are
5 community and tax-payer issues, and that they need to be considered as such.
6 Councilmember Horst asked why some of the things that are connected to the Sports Boosters
7 would dry up, if they were to lose the Charitable Gambling. Mr. Fabian referred to the
8 increasing popularity of sports, and the increasing demands that are placed on the volunteers.
9 Mayor Cavanaugh asked if the $60,000 is the only money that the Sports Boosters are receiving
10 over the course of a year from charitable gambling. Mr. Fabian stated that they also receive
11 money from registration fees.
12 Mr. Zurbey stated that the in-house cost per child for the baseball team in the City of St. Anthony
13 was $55.00 compared to $180.00 per child in Roseville. Thus, illustrating the benefit of the
14 funding that Sports Boosters, and in turn the community, receive from charitable gambling.
15 Mr. Zurbey stated that his purpose of being there tonight was, not to argue that the Stonehouse
16 stay open, but to show what the profits of Charitable Gambling do for various organizations
17 within the community.
18 Mr. Fabian stated that he realizes the difficult position that the Council is in with regard to the
19 Stonehouse, and that he hoped that it would continue to be a cooperative effort between the
20 Sports Boosters and the Council.
21 Mayor Cavanaugh stated that it is a difficult business decision for them, and that in two months
22 they will have better information from which to make some decisions.
23 Councilmember Hodson asked Mr. Larson if there was any information on any partners that the
24 Sports Boosters could work with. Mr. Larson stated that he has been receiving weekly a-mails
25 from the-Executive Director of the Minnesota License Beverage Association and said that there
26 have not been any interested parties yet.
27 Councilmember Horst asked if there were any other franchises, such as Champps, that would
28 allow for some sort of charitable gambling. Morrison indicated that there are certain franchises
29 that permit Charitable Gambling, and that part of a negotiating package should allow room for
30 some sort of Charitable Gambling.
31 Mr. Larson stated that gross sales in 2000 for the Stonehouse were $1,875,000.
32 Mr. Zurbey stated that the community needed to determine what type of restaurant they wanted
33 to have in the City of St. Anthony.
City Council Study Session Meeting Minutes
June 12, 2001
Page 9
1 Councilmember Horst brought up the issue of a liquor-license. Mayor Cavanaugh stated that the
2 City has never received a proposal,contingent on a liquor license.
3 VII. ACTION ITEMS.
4 A. Presentation of Certificate of Appreciation to Colleen Kapsch.
5 Dale Gunderson, member of the Kiwanis Builders Club, reviewed the Kiwanis Builders Club,
6 who they are, and as well as provided a background on the contest that Colleen Kapsch won. He
7 discussed the way that the contest came about, and thanked the Council for acknowledging Ms.
8 Kapsch.
9 Mayor Cavanaugh asked what Ms. Kapsch had won. She indicated that she won the Builder's
10 Club International Orrhetorical Contest and that the prize was a trip to Washington, D.C., where
11 she will attend the International Key Club where she will have the chance to read her speech.
12 Mayor Cavanaugh stated he had heard her speech a few times, and was very moved by it's
13 content, and stated that she should be very proud. Mayor Cavanaugh concluded with a
14 presentation of the plaque awarding the Certificate of Appreciation for outstanding community
15 service to Ms. Kapsch.
16 B. Consent Agenda.
17 Motion by Councilmember Thuesen to approve the Consent Agenda. Said Consent Agenda
18 consisted of:
19 1. Licenses/permits;
20 2. Claims; and
21 3. Resolution 01-065, re: Agreement with Hennepin County for road maintenance services.
22 Motion carried unanimously.
23
24 VIII. REVIEW ITEMS.
25 A. Update on 2001 Goals and objectives.
26 Mayor Cavanaugh indicated that he felt good about their-goals, and that they are all being
27 worked on.
28 Morrison indicated that he was amazed with the progress that the Council has made on their list
29 of goals.
30 Mayor Cavanaugh asked if everyone was informed, and up-to-date on the Northwest Quadrant.
31 They reviewed dates for the different projects and meetings with other committees.
32 B. Intergenerational Dialogue.
33 Councilmember Sparks indicated that she was pleased that Intergenerational Dialogue made it
34 into the City's Action Plan under goal #7. She indicated that she had been in touch with Sue
City Council Study Session Meeting Minutes
June 12, 2001
Page 10
1 Gehrz, who conducted the last intergenerational meeting for them a few years ago.
2 Councilmember Sparks indicated that the Council needed to determine what kind of information
3 they wanted to gather at the Dialogue, and the types of questions that would help them best
4 achieve those answers.
5
6 Morrison asked if there was any role that the staff were expected to play. Councilmember Sparks
7 indicated there was no formal role.
8
9 Councilmember Thuesen said that he would like to see what the objectives would be for the
10 Intergenerational Dialogue, in order to see if the City should financially support it.
11 Councilmember Sparks referred to a newspaper article that stated that Intergenerational Dialogue
12 is a way to accomplish increased community connectedness.
13 Councilmember Thuesen stated that increased community connectedness was not a significant
14 enough objective to him. Councilmember Sparks stated she thought it was a very important role
15 for the City to take on.
16 Mayor Cavanaugh stated that he was uncertain of what the product would be from an
17 Intergenerational Dialogue session. He suggested that they spend some time with Mr. Prosser
18 and Ms. Gehrz in order to determine what they are looking for the community to decide, or
19 accomplish.
20 Councilmember Sparks pointed out to Councilmember Thuesen that he, along with the rest of the
21 Council, adopted a goal to build a sense of community by involving the City's diverse groups in
22 the on-going development of the City. She added that the Intergenerational Dialogue was one
23 way to accomplish that. Councilmember Thuesen responded that things do not always stay the
24 same, and that there was no formal voting on the adoption of the City's Goal, and that the City
25 needs to review these goals over time.
26 Councilmember Sparks reviewed the six Action Steps under the Goal for the City of St. Anthony
27 that had been established by the Council back in January of 2001.
28 Mayor Cavanaugh suggested that they progress the goal, and add Mr. Prosser to the equation.
29 Councilmember Sparks suggested that they call the meeting a Town Meeting, and that they
30 determine what they would like to garner from the meeting.
31 IX. INFORMATION AND ANNOUNCEMENTS.
32 Councilmember Thuesen commended Mike Morrison on the way he handled the sudden death of
33 a liquor store employee.
34 Councilmember Horst received confirmation from Morrison that the fireworks display was in the
35 Budget.
36
37 The Council concluded that the July 10, 2001 Study Session be canceled.
City Council Study Session Meeting Minutes
June 12, 2001
Page 11
1 Mornson highlighted the next several City Council meetings, and asked that all Councilmembers
2 be present for them.
3 X. ADJOURNMENT.
4 Motion by Mayor Cavanaugh to adjourn the meeting at 8:46 p.m.
5 Motion carried unanimously.
6 Respectfully submitted,
7 Courtney Seesz
8 Timesaver Off Site Secretarial, Inc.
9
10 Mayor
11 ATTEST:
12 City Clerk
1 CITY OF ST. ANTHONY
D Ho A IF 7
2 CITY COUNCIL REGULAR MEETING MINUTES
3 June 26, 2001
4 I. CALL TO ORDER.
5 Mayor Cavanaugh called the meeting to order at 7:02 p.m.
6 II. PLEDGE OF ALLEGIANCE.
7 Mayor Cavanaugh invited the Council and the audience to join in the Pledge of Allegiance.
8 III. ROLL CALL.
9 Councilmembers present: Mayor Cavanaugh; Councilmembers Sparks,Thuesen, Horst and
10 Hodson.
11 Councilmembers absent: None.
12 Also present: City Manager Mike Morrison; City Attorney Jerry Gilligan.
13 IV. APPROVAL OF MAY 22,2001 CITY COUNCIL REGULAR MEETING AGENDA.
14 Motion by Mayor Cavanaugh to approve the May 22, 2001 City Council Regular Meeting
15 Agenda.
16 Motion carried unanimously.
17 V. PROCLAMATIONS AND RECOGNITIONS.
18 None.
19 VI. COMMUNITY FORUM.
20 Mayor Cavanaugh invited any residents in the audience to speak to the Council on items that are
21 not on the regular agenda.
22 Hearing no further response, Mayor Cavanaugh moved forward with the agenda.
23 VII. RAMSEY COUNTY COMMISSIONER JAN WIESSNER will make a presentation on
24 Ramsey County programs/projects.
25 Jan Wiessner came forward to address the Council and introduced her assistant,Maryanne Palmer,
26 who distributed the packet of information that Ms. Wiessner would be reviewing with the Council.
27 Ms. Wiessner stated she was happy to be back in St. Anthony.
28 Ms. Wiessner stated she represents District number two for the second time, as she was re-elected
29 last year. She highlighted some of the contents of the packet: the latest County newsletter, a city
30 map, the main report, and Ramsey County Update.
31 Ms.Wiessner reviewed the Parks and Recreation portion of the packet and identified the Long Lake
32 Regional Park as being the nearest County Park to St. Anthony Village. She made reference to the
33 Soccer Partners Program that has the Parks and Recreation Department soliciting proposals from
34 communities for soccer fields. Ms. Wiessner also identified the Silver Lake Camp in St. Anthony
City Council Regular Meeting Minutes
June 26, 2001
Page 2
1 and indicated that Ramsey County would like to partner with Hennepin Parks and establish some
2 type of environmental educational facility to be located at that park.
3 Ms.Wiessner continued by reviewing the Workforce Solutions and new Workforce Investment Act.
4 She stated that there is a fifteen member Board of Directors for the Workforce Investment Board
5 (WEB), and indicated that they currently have vacancies for the business representatives positions
6 on the WIB. Ms. Wiessner stated that the purpose of the organization is to meet the needs of both
7 employees and job seekers, and said it is now a county-wide service.
8 Ms. Wiessner reviewed the Property Records and Revenue portion of the packet. She stated that a
9 recent meeting of the County Board concluded that they needed to explore financing mechanisms
10 to pay for new election equipment,and that they will obtain state and/or federal dollars to offset the
11 cost to do so.
12 Ms. Wiessner indicated that,this summer,the county appraisal staff would be focusing revaluation
13 efforts on a county-wide re-assessment of land values and on the revaluation of approximately
14 36,000 residential parcels in neighborhoods with unusually volatile values.
15 Ms. Wiessner indicated that the only construction work that would be going on in St. Anthony was
16 the bridge work on Silver Lake Road just north of 37`h Avenue Northeast.
17 Ms.Wiessner reviewed the Community Human Services portion of the packet. She highlighted the
18 Living at Home/Block Nurse Program which helps older citizens remain in their homes. She added
19 that their hope is to expand the program into the suburban areas. She reviewed the Resources
20 Recovery Project, and the current issues with the Project.
21 Ms. Wiessner explained that the Welfare Reform in Ramsey County, which began about two and
22 a half years ago,had ten thousand families that were on public assistance at that time,and was down
23 to eight thousand families today. They estimate that, by the end of the five year period, they will
24 be left with about two thousand families.
25 Ms. Wiessner referred to.the Adoption portion of Community Human Services. She indicated that
26 one hundred eighteen children were placed in adoptive homes in the year 2000. Ms. Wiessner
27 mentioned the Out-of-Home Placements which Counties around the state were trying to get this
28 "unfounded mandate"funded by the state during this legislative session. She indicated that the first
29 response from the legislature was to take away the same amount of money that they were requesting.
30 Ms. Wiessner added thatihe County spends about sixteen million on Out-of-home Placements,
31 which is a very significant amount of money. She referred to a few graphs which highlighted the
32 reasons that children are taken out of homes (chemical use, unstable housing).
33 Ms. Wiessner indicated she attended a meeting on the Regional Transit Corridor. The most recent
34 corridor to be established was the Northeast Diagonal Corridor,which is still in the very beginning
35 stages.
36 Ms. Wiessner announced that Ramsey County's Library system would be celebrating their 50"
City Council Regular Meeting Minutes
June 26, 2001
Page 3
1 anniversary this summer. She indicated that the will have a variety of special events to celebrate the
2 occasions at the different libraries. Ms. Wiessner stated that the Roseville Library was just sighted
3 as the busiest library in the state of Minnesota.
4 Ms. Wiessner reviewed the Economic Development portion of the packet. She mentioned the
5 Housing Endowment-Fund which was created in 2000 to address the severe shortage of affordable
6 housing throughout the County. Ms. Wiessner indicated that it is a ten million dollar fund over the
7 next five years. She also touched on the wide variety of economic development that the County is
8 involved with.
9 Ms. Wiessner indicated that the fastest growing portion of their budget is the Community
10 Corrections. She indicated that Ramsey County was starting to build a new Law Enforcement
11 Center in downtown St. Paul and stated the projected cost of construction cost is$45,700,000. She
12 stated that the housing structure would provide two hundred seventy six cells,many double-bunked
13 for a bed count of three hundred and eighty two beds.
14 Ms. Wiessner stated that the Law Enforcement Center would house pretrial inmates presently held
15 at the Adult Detention Center and the Public Safety Building. She indicated that the plan was to
16 close the existing building, and find a better location for the new facility. Ms. Wiessner reviewed
17 some statistics on the Ramsey County Juvenile and Family Justice Center. She stated that, of the
18 adult felony offenders in 1998, only 27% had always lived in Ramsey County, which indicates the
19 challenge they have. Ms. Wiessner stated that her district rated the third highest in Offenses by
20 District, which disturbs her. She added that DUI is the greatest Offense in District 2, at 25.2%.
21 Ms. Wiessner asked the Council for any questions, or suggestions regarding her presentation.
22 Councilmember Hodson asked about the vacancies on the Workforce Investment Board: Ms.
23 Wiessner stated there were currently five openings and that she would send him an application.
24 Councilmember Sparks stated that, on a national level, crime is flat, yet the need for correctional
25 facilities is increasing in Minnesota. She asked how those two issues could be reconciled. Ms.
26 Wiessner stated that several things that can go into Councilmember Sparks' comments. She
27 indicated that the more serious crimes, such as homicides, are flat. She added that there has been
28 a steady increase on DUI offenses,part of which has to do with the legislature passing new laws to
29 make penalties stiffer. Ms. Wiessner stated that legislature has made the DUI offense a felony,
30 rather than a misdemeanor.
31 Ms. Wiessner continued her response to Councilmember Sparks' comments by saying that living
32 in a metro area, there are more people attracted to Minnesota from other states. She identified the
33 low Unemployment rate,State Fair,and State Capital as factors for Ramsey County. She added that
34 Ramsey County has a much higher rate of homelessness, and that they have gone from a State
35 Hospital model to a Jail Model.
36 Mayor Cavanaugh complimented Ms. Wiessner on the Silver Lake Road Project. He also
37 commented on the rumored closing of the library in Arden Hills. Ms. Wiessner stated that there is
City Council Regular Meeting Minutes
June 26, 2001
Page 4
1 always a lot of talk about that issue, when the County examines their budget.
2 Mayor Cavanaugh commented on the new jail in Hennepin County,and stated that it cost residents
3 an outrageous amount of money. He expressed his concern over the steady increase of building
4 prisons. Mayor Cavanaugh thanked Ms. Wiessner for coming.
5 Ms. Wiessner thanked the Council, and asked that they call her with any questions, or concerns.
6 VIII. CONSENT AGENDA.
7 Motion by Councilmember Sparks to approve the Consent Agenda. Said Consent Agenda
8 consisted of:
9 1. Council Regular Meeting Minutes—May 22, 2001;
10 2. Council Study Session Minutes—June 12, 2001;
11 3. Licenses/Permits; and
12 4. Claims.
13 Motion carried unanimously.
14 IX. PUBLIC HEARINGS.
15 None.
16 X. GENERAL POLICY BUSINESS OF THE COUNCIL.
17 A. Northwest Ouadrant update (John Shardlow, DSU will be present: see attached summary
18 document prepared by
19 Mayor Cavanaugh stated that they seem to be getting somewhere on the Project, as there a fewer
20 updates. He indicated that John Shardlow's June 20'h letter stated that, in July, there would be a
21 line set in the sand. Mayor Cavanaugh added that the Council has a document of decisions that
22 will lay out the acceptability of the future of the city. He concluded by saying that tonight is
23 their opportunity to flush out the specifics of some of the critical issues, so that, come July, they
24 can get closer to the concluding step.
25 Craig Rapp, managing principle of DSU, introduced himself to the Council. Mr. Rapp stated
26 that, where they are in the process, is that all of the data has been collected and now it will be
27 placed into a report for them within thirty days.
28
29 Mr. Rapp stated that they will be in the position to make some choices, and strongly
30 recommended that they not tie the hands of the development community, by getting too specific.
31 Mr. Rapp added that if the City is too specific, they limit their choices as well as the quality and
32 responsiveness of the development community. Instead, he urged the Council to focus on a
33 general framework, that is flexible and allows for input by the developer.
34 Mr. Rapp continued by stating that it is a partnership between the City and the developer. He
35 indicated that they would clearly document everything that the community has said, and that it
City Council Regular Meeting Minutes
June 26, 2001
Page 5
1 would be included in their recommendations in the Concept Plans. Yet, he added, they had to
2 allow the development community to have a stake in the project with them. Mr. Rapp identified
3 other communities (Burnsville and St. Louis Park) that have gone through large-scale re-
4 development projects, who learned that being too specific on the front-end cost them time,
5 money, and choices in the end.
6 Mr. Rapp stated that their role is to get them to the point of having Concept Plans to examine,
7 but stated they will not make a recommendation to them as to which Plan they believe they
8 should choose. Then, he added, Ehlers and Associates, will represent them through the process
9 of selecting a developer, and learning the financial implications associated with the project.
to Councilmember Horst asked what, specifically, would be provided them. Mr. Rapp responded
11 that they will receive the cost of the project, the implications for the city, and the feasibility in
12 the marketplace.
13 Councilmember Horst added that, looking at some of the criteria, it seems ambitious. Mr. Rapp
14 stated that the people working on the project have a tremendous amount of experience, and that
15 some of the information to be distributed at the next meeting is already prepared.
16 Mr. Rapp stated that, collaboratively, they will work with a developer on details like color of
17 brick, and placement of architectural features. Councilmember Horst added that the details have
18 bogged down this process in the past, and asked what the skeleton was going to look like. Mr.
19 Rapp indicated that there would be two Concept Plans to examine.
20 Mr. Rapp continued that there would exist criteria associated with each particular Plan, such as
21 estimated cost per square foot used in anticipating the level of development they would want to
22 see there. Mr. Rapp stated that they would need to decide on the removal of the building. He
23 added that was an implication that would be identified within the report.
24 Mr. Rapp stated that the City always has the option to do nothing, and that it was important that
25 they be aware of that.
26 Mayor Cavanaugh stated that, when they started this process, it was implied that they retained
27 DSU in order to give them a recommendation. Mr. Rapp responded that they would be giving
28 them two Concept Plans, each with pros and cons attached to them, and an indication that the
29 market would respond to both of them, but in different ways.
30 Mayor Cavanaugh asked if they were making the recommendation responsibly, considering cost
31 and feasibility. Mr. Rapp stated that they were. He added that legislature, and other things could
32 impact the recommendation but that they will put forward things and show them how they can be
33 successful and the choices that the City would need to be made.
34 Mayor Cavanaugh asked if the Market Rate for the City of St. Anthony is part of the study that is
35 fixed. Mr. Rapp stated that a fundamental part of the development process like this one must
36 have a Market Analysis attached to it. He added that any prudent developer would not move
City Council Regular Meeting Minutes
June 26, 2001
Page 6
1 forward without understanding of what they could achieve in terms of revenue. He added that a
2 Detailed Market Analysis is part of what they would be receiving at the next meeting.
3 Councilmember Thuesen indicated that they have been hearing new possibilities all throughout
4 the process, and expressed his hope that doors have not been closed on any of the suggested
5 possibilities. Mr. Rapp stated that he was there tonight to encourage them not to try to zero in
6 too much on details. He stressed that a general framework is the key, and added that a process
7 like this requires patience.
8 Councilmember Thuesen stated that all of the patience could still bring them nothing when they
9 receive the two Concept Plans. Mr. Rapp stated that was true, yet a project of this magnitude
10 requires patience so that they will get a different result than the one they had previously.
11 Councilmember Horst stated that the Council had decided to not be too instrumental in the
12 project, and said that they have kept out of the business of the steering committee on the project.
13 He added that he was uncertain of what preferences have been concluded. Mr. Rapp stated that
14 all of the discussions and preferences and input would be included in the information to be
15 received next month. He added that there is an inevitable balance between financial feasibility
16 and preferences and they will need to make tradeoffs in order to make them work.
17 Councilmember Horst stated that the residents have had a difficult time with spending money in
18 the past. Mayor Cavanaugh identified the anxiety they are experiencing in waiting for July and
19 addressed Councilmember Horst by saying that they will have material with which to pursue his
20 concerns come July.
21 Mark Ruff, Ehlers and Associates, stated that they would be faced with a number of people who
22 will be interested in proposing on this development. He urged them to think of this document to
23 be received next month as a list of priorities of things such as public amenities. Mr. Ruff stated
24 that it would help them later on in negotiations with developers in terms of priorities and what
25 they want to see out of this development.
26 Councilmember Horst gave an example of townhomes, and not wanting to see them anywhere in
27 the new development, and asked how that type of public input would be helpful. Mr. Ruffstated
28 that they have the majority of the control on those types of issues, by keeping track of their list of
29 priorities.
30 Mayor Cavanaugh mentioned the Town Hall Meeting that he had attended where they provided
31 residents with options and examples of what the Northwest Quadrant could look like, and they
32 documented the input of the residents. He added that the report that comes in from that meeting
33 would be factored into the information to be received next month. Councilmember Thuesen
34 added that he worried if they were getting enough of the majority of the community.
35
36 Mayor Cavanaugh concluded that the professionals have guarded them against bias, and that he
37 hopes the document will remove their anxiety and temper their excitement. He added that next
38 month is a high water month for both the Planning Commission and the City Council.
City Council Regular Meeting Minutes
June 26, 2001
Page 7
1 B. Resolution 01-068, re: Order preparation of report on 2002 street and utility
2 improvements (Todd Hubmer, WSB & Associates, Inc. will be present.).
3 City Manager Mike Momson introduced Todd Hubmer, WSB & Associates. Mr. Hubmer stated
4 that what is proposed for 2002 is the reconstruction of Wilson Street from 30`h Avenue Northeast
5 to 32nd Avenue Northeast; Harding Street, from 30`h Avenue Northeast to 3151 Avenue
6 Northeast; 31" Avenue Northeast, from Wilson Street to Silver Lake Road; and intersection
7 work at Edward Street, Belden Drive and 32"d Avenue.
8 Mr. Hubmer stated the purpose for this year's reconstruction will include replacement of
9 watermain and replacement of sanitary where it is needed and in areas where it will conflict with
10 the new storm sewer system. He reviewed the specifics and the proposed schedule for the 2002
11 project, with an anticipated completion in September 2002, with a final pavement in 2003.
12 Councilmember Thuesen asked about the narrowness of 3151 Avenue by St. Mary's Russian
13 Greek Orthodox Catholic Church Cemetery and whether, or not, there are any plans on what can
14 be done. Mr. Hubmer stated that they have begun conversations with them and that there are a
15 number of issues associated with the cemetery. He added that were going to work with the
16 cemetery and try to acquire some land back from them in order to widen the road back the
17 original width.
18 Councilmember Hodson asked if they have taken the underground electrical situation that may
19 be tied to the reconstruction into consideration. Mr. Hubmer stated that they have considered
20 that, and that the City needs to determine if they want to spend the money.
21 Motion by Councilmember Hodson to adopt Resolution 01-068, re: Order preparation of report
22 on 2002 street and utility.improvements.
23 Motion carried unanimously.
24 C. Resolution 01-067 re: Wellhead protection plan proposal from WSB & Associates (Todd
25 Hubmer, WSB & Associates, Inc. will be present).
26 Mr. Hubmer stated that he and Jay Hartman attended a meeting on May 8, 2001,at the request of
27 the Minnesota Department of Health which was a formal notification process to the City of St.
28 Anthony that must begin the Wellhead Planning Protection Process. He added that it is a
29 requirement for the State of Minnesota, and that it has to be completed within the next three
30 years.
31 Mr. Hubmer indicated it was a two-phase completion: background information phase to collect
32 groundwater information that they can, as they believe a lot of the information has already been
33 done, but needs to be collaborated, and an examination of the City's water supply to determine
34 what types of policies need to be developed for land use. He added that the process needed to be
35 completed by 2003.
36 Councilmember Sparks asked Mr. Hubmer to give a describe a Wellhead for the benefit of
City Council Regular Meeting Minutes
June 26, 2001
Page 8
1 people listening. Mr. Hubmer explained that a Wellhead is the area from which the well will
2 actually-draw the water out of the ground. Thus, it is the area that they need to protect, in order
3 to keep pollutants from infiltrating the soil and get transmitted down into the drinking supply.
4 Mayor Cavanaugh stated that they were looking at things yet to arrive.
5 Mr. Hubmer added that the Department of Health has been very helpful and willing to help them
6 through every step of the process that they possibly can.
7 Motion by Councilmember Sparks to adopt Resolution 01-067, re: Wellhead plan proposal from
8 WSB & Associates.
9 Motion carried unanimously.
10 D. Updates on other engineering matters will be presented by Todd Hubmer, WSB &
11 Associates, Inc. (Todd Hubmer, WSB & Associates, Inc. will be present).
12 Mayor Cavanaugh stated that they all have read the update, and asked for any additional
13 questions. Councilmember Thuesen asked when the barriers will be removed along 29th. Mr.
14 Hubmer responded that they would be removed when they believe that it is safe for the
15 construction crews to resume the regular traffic on that roadway. He continued that they have
16 some retaining wall people that are still out there doing installation, and when they are out
17 running their equipment around, there is a safety hazard when a lot of cars are using the road. He
18 stated that they should be down by August V.
19 Councilmember Sparks expressed her frustration over the fact that they were originally told that
20 the barriers went up because they did not want any traffic on an un-surfaced road. She expressed
21 her irritation over the story changing from protecting an unpaved road to protecting workers.
22 Mayor Cavanaugh agreed with Councilmember Sparks, and stated that August 1", 2001 seemed
23 to be a terrible stretch.
24 Councilmember Hodson stated they needed to consider the liability for the City. Mr. Hubmer
25 stated that it would have been open by now, had they not had all of the rain in June. He stated he
26 would have a conversation with the contractor to see what can be done.
27 E. Resolution 01-066, re: Re-roof on main water filtration plant (Jay Hartman, Public Works
28 Director, will be present).
29 Mike Morrison stated that the building has not been re-roofed since the 1950's and that the roof
30 received a lot of damage from the rain. He stated that it is a big project in terms of a roofing
31 project, and will cost $50,000. Mr. Morrison added that they would recommend option one that
32 states that SEH will help them out by producing a set of performance specifications with a
33 general roof plan which they will negotiate with the invited bidders. He added that there is
34 money in the water filtration fund to take care of this project.
35
36 Motion by Councilmember Thuesen to adopt Resolution 01-066, referring to option number one
37 re: Re-roof on main water filtration plant.
City Council Regular Meeting Minutes
June 26, 2001
Page 9
1 Motion carried unanimously.
2 XI. REPORTS FROM COMMISSIONS AND STAFF.
3
4 A. Planning Commission –June 19, 2001.
5 1. Subdi.vision request for 2816 Highway 88. (Resolution 01-069)
6 Commissioner Thomas stated that Mr. Palkowski was present, and that his request was
7 routine. Therefore, Commissioner Thomas recommended that the Council approve his
8 subdivision request.
9 Mayor Cavanaugh asked why this needed to be done. Mr. Palkowski stated he wanted it
10 to be treated as one lot going forward.
11 Motion by Commissioner Sparks to adopt Resolution 01-069 re: Sub-division request
12 for 2816 Highway 88.
13 Motion carried unanimously.
14 2. Ordinance 2001-2002, re: Electronic signs (1S1 reading).
15 Commissioner Thomas informed the Council that the discussion among the Planning
16 Commissioners was a very contentious issue, as they wanted to be proactive with an
17 electronic sign ordinance.
18 Commissioner Thomas said it was a question of whether to write the ordinance exactly
19 how they want it, line by line, or to hash out the details with the City Council's input and
20 the recommendations of the Planning Commission and the sub-committee.
21 Commissioner Thomas stated that they wanted to essentially deal with the policy issue.
22 He added that most Commissioners agreed that the ordinance should be changed first,
23 with the specifics to come later.
24 Commissioner Thomas stated that they were recommending a hybrid ordinance, and that,
25 if the City decides to go forward with an electronic sign, they would need to go back to
26 the Planning Commission to determine the aesthetic issues. He added that it was a split
27 Commission, and most felt uncomfortable without seeing the specifics of the ordinance.
28 Commissioner Thomas stated that they were willing to work with the Council to develop
29 the final product.
30 Councilmember Thuesen asked Mr. Gilligan if he had an opinion on the issue. Mr.
31 Gilligan stated that he did not. He added that he thought it could be best used with the
32 conditional use process.
33 Commissioner Thomas stated that they were feeling they could move forward with the
34 proposal with an electronic sign.
City Council Regular Meeting Minutes
June 26, 2001
Page 10
1 Mayor Cavanaugh stated that he thought there were issues regarding public signs that
2 should be standardized. He added that the Planning Commission should institutionalize
3 some of the issues that have been brought up with the help of the legal council and draft
4 something of substance.
5 Mayor Cavanaugh stated that they could waive the readings. Councilmember Hodson
6 stated that he was comfortable with the idea of dealing with the issue of operation
7 standardization.
8 Mayor Cavanaugh stated that the Legal Council could provide some aid to the Planning
9 Commission, and that the issue should return to the Planning Commission.
10 Motion by Councilmember Thuesen to refer ordinance 2001-002 back to the Planning
11 Commission.
12 Motion carried unanimously.
13 Ron Hansen, a Village resident who spoke at the Planning Commission Meeting, asked
14 when his concerns regarding this issue could be addressed. Mayor Cavanaugh stated that
15 they have referred the ordinance back to the Planning Commission, and that the
16 resolution would not be acted on tonight.
17 Mr. Hansen stated that he had several questions regarding the ordinance change, and felt
18 that waiting for a month to have them heard would be too late. Mayor Cavanaugh stated
19 that he could come up and speak, but that he reserved the right to interrupt him, if he felt
20 his questions were inappropriate based on the decision to refer the ordinance back to the
21 Planning Commission.
22 Mr. Hansen came forward and stated he felt the way this thing was going through
23 indicated that it was a done deal. He stated he learned tonight from Mayor Cavanaugh
24 that the City of St. Anthony would have an electronic sign.
25 Mayor Cavanaugh interjected and reminded Mr. Hansen that the specifics of the sign
26 have gone back to the Planning Commission. He stated that, at the City Council meeting
27 on July 24, 2001, they would have a recommendation from the Planning Commission,
28 based on public hearings.
29 Mr. Hansen asked why they are amending the ordinance. Mayor Cavanaugh responded
30 that they are amending the ordinance so that the city can build that kind of sign.
31 Councilmember Thuesen stated that he believed that the majority of the residents see that
32 an electronic sign could be beneficial to the City. Councilmember Hodson agreed. Mr.
33 Hansen stated he thought that was untrue.
34 Mayor Cavanaugh continued that the Wilshire sign was not well thought out.
35 Councilmember Thuesen stated that the Wilshire sign was an embarrassment to the City.
City Council Regular Meeting Minutes
June 26, 2001
Page 11
1 Mr. Hansen added that the Wilshire sign was out of ordinance.
2 Mayor Cavanaugh stated that they were not going to rehash what was going to be a public
3 hearing on July 17, 2001.
4 Mr. Hansen said he appreciated their time, but was disappointed with his inability to fully
5 express his concerns with the issues surrounding the sign ordinance.
6 Mayor Cavanaugh stated that Mr. Hansen's comments from the Planning Commission
7 Meeting did accomplish a reshaping of the ordinance by the Legal Council and by the
8 Planning Commission, and that it was a situation where he needed to take one step at a
9 time.
to XII. REPORTS FROM CITY MANAGER AND COUNCILMEMBERS.
11 City Manager's report:
12 City Manager Morrison indicated that they are waiting for the House, Senate and Governor to
13 resolve their differences on the Property Tax Bill. He indicated that they are in limbo until then
14 and that they have their next budget presentation August 14, 2001.
15 Mr. Morrison stated that they have money in their Tax Increment Plan to demolish and remove
16 the Custom Liquidators Building. He added that he would like to have Jay Hartman work with
17 one of their firms to bid it out and see how much it would cost, in case they would have to act
18 fast. Mayor Cavanaugh stated if he thought there were funding, he would still push for a
19 Community Building.
20 Mayor Cavanaugh asked about the letter they received from the League of Minnesota Cities
21 shutdown. Mr. Mornson indicated that they he do not see it having a large impact. However, if
22 the shutdown would go into Labor Day, they may have some issues.
23 XIII. INFORMATION AND ANNOUNCEMENTS.
24 Councilmember Sparks noted that a group of residents were organizing an Intergenerational
25 Theater Project for the summer. She added that tryouts would be held at the High School next
26 week on Thursday and Friday evenings.
27 Councilmember Thuesen-stated that the current library system would still be in the Shopping
28 Center, but the owners of the Shopping Center were not ready to publicly comment on where the
29 new library would go. He added that their latest estimation could be by the end of July, and the
30 new library would be more updated, and larger than the current library system. Councilmember
31 Thuesen added it could be up and running by November 16''.
32 Councilmember Thuesen added that he read the letter from Assistant City Manager Sue Henry
33 regarding muffler noise,etc. He stated he would be anxious to see how it turns out, as he does
34 not see how it can be legislated. Councilmember Hodson stated that it is more of a small warning
,.4
City Council Regular Meeting Minutes
June 26, 2001
Page 12
1 that gives the officers the use of another enforcement tool.
2 Mayor Cavanaugh stated that noise is an issue for anyone living on the main roads. He stated
3 that he was entertaining the idea to have the newspaper to do a story on the noise from illegal
4 mufflers. He stated that noise is a quality of life issue.
5 Mayor Cavanaugh stated that the worst part of being issued a speeding ticket was being pulled
6 over. He added that putting a sign up just encourages awareness and sensitivity to the noise
7 issue.
8 Mayor Cavanaugh mentioned a letter he received from the daughter of the first mayor for the
9 City of St. Anthony. She is a senior now, who plays cards in the atrium, and asked why she has
10 to pay a fee to come up here and play cards. Mayor Cavanaugh stated that because card playing
11 in the atrium is under the community services umbrella, and community services charges fees for
12 their programs.
13 Mayor Cavanaugh added that this was not the first time that the issue has come up, and wanted
14 the Council to be aware of his response.
15 XIV. ADJOURNMENT.
16 Motion by Mayor Cavanaugh to adjourn the meeting at 9:28 p.m.
17 Motion carried unanimously.
18 Respectfully submitted,
19 Courtney Seesz
20 Timesaver Off Site Secretarial, Inc.
I CITY OF ST. ANTHONY D Li=d
2 PARKS COMMISSION MEETING MINUTES
3 July 9,2001
4 7:00 p.m.
5 Conference Room
6 I. CALL TO ORDER.
7 Chair Jindra called the meeting to order at 7:28 p.m. following a tour of Silver Point Park and
8 welcomed everyone in Attendance.
9 II. ROLL CALL.
10 Present: Chair Jindra, Vice Chair Doug Koehntop, Commissioners Colleen
11 Hallada,Jan Jenson, and George Wagner.
12 Absent: Commissioners Daniel Ganley and Julie Gebhardt.
13 Also Present: City Councilmember Randy Hodson; Public Works Director Jay
14 Hartman; Representative from Community Services Diane
15 Skrivseth; Representative from Sports Boosters George Zurbey;
16 Representative from the School Board Denise Dunn (arrived at
17 8:18 p.m.); Independent Contractor Maury Anderson; and Molly
18 Olivier, SEH.
19 Chair Jindra reviewed the tour findings and work that will be occurring at Silver Point Park to provide
20 better drainage and possibly replace trees. Chair Jindra also advised of the tours of Water Tower Park
21 and the Skate Park. She commented on the resident comments received regarding the condition of the
22 parks and need to enforce the requirement for protective gear and no smoking at the Skate Park.
23 III. APPROVAL JUNE 11, 2001 PARKS COMMISSION MINUTES.
24 Motion by Commissioner Hallada, second by Vice Chair Koehntop, to approve the June 11, 2001
25 Parks Commission Meeting Minutes.
26 Motion carried unanimously.
27 IV. PRESENT FINAL DESIGN OF CENTRAL PARK BUILDING STRUCTURE - MOLLY
28 OLIVIER WILL BE PRESENT.
29 Chair Jindra welcomed Ms. Olivier, who came forward to present the final design for the Central
30 Park building structure with the Commission.
31 Molly Olivier, SEH, stated they hope this will be the last park building redesign before the Parks
32 Commission. She reviewed the meeting which occucTed on June 19, 2001 and conclusion that
33 the warming house/meeting room should handle groups of 20 people and the restroom count
34 should stay the same (3 units per restroom). The storage and mechanical spaces were cut back
35 while still accommodating the needs of the pool. She noted the revisions still maintained a
36 fireplace, the kitchenette features, large windows, wood trim, and charcoal grill in the picnic
Parks Commission Meeting Minutes
July 9, 2001
Page 2
1 pavilion. Ms. Olivier then presented two plan alternates (Scheme A and Scheme B) and
2 explained the differences in each.
3 Ms. Skrivseth asked about the capacity of the meeting rooms. Ms. Olivier noted there is one
4 meeting room and the other space is the warming house.
5 Ms. Olivier noted the east and west elevations of Scheme B presents a more symmetrical roof
6 than Scheme A. She advised that the windows have been reduced in size, but are still the same
7 length and contain casement-style windows. In addition, the building is air conditioned. She
8 noted the "fluff' has been removed from the restrooms and mechanical rooms.
9 Mr. Anderson asked if the fireplace is to be included in Scheme A. Ms. Olivier stated it should
10 be included. She noted the difference between the two schemes is about $6,000.
11 Commissioners Zurbey stated his support for Scheme B which provides a better design, use of
12 space, and outside appearance.
13 Mr. Anderson stated he finds these revisions to have removed the extravagance without
14 compromising use or appearance of the building.
15 Ms. Olivier advised of the interior construction details, truss design, exterior treatments of the
16 upper roof area, and building materials. She noted that a scissor truss design could be used to
17 save more money.
18 Mr. Anderson asked about the cost between the different truss designs and noted that for
19 continuity, it may be desirable to have the same interior, roof design, and ceiling of the picnic
20 pavilion. Discussion occurred regarding how the roof will appear with scissor trusses.
21 Ms. Olivier answered questions of the Commission regarding partition type and costs.
22 Commissioner Jenson asked if the warming house can be open year-round. Mr. Anderson stated
23 it depends on how the space is intended to be used. He noted that the room may be used by the
24 boy scouts for ten of the twelve months.
25 Consensus was reached to use a scissor truss design to maintain continuity. Ms. Olivier stated
26 she will get more information on how the mechanical partition wall track can be constructed.
27 Discussion occurred regarding who would be responsible to open/close the mechanical partition.
28 Mr. Anderson stated discussion will be needed between the City and Community Services on
29 building management. He encouraged the City and Community Services to raise the rental rates
30 high enough to be able to afford a part-time attendant who can clean the facility after each use.
31 Councilmember Hodson agreed with the comment about the design but, in view of the cost issue,
Parks Commission Meeting Minutes
July 9, 2001
Page 3
1 had thought the door would be of a simple design. Ms. Olivier suggested several design changes
2 and types of doors that could be considered.
3 Consensus was reached for Scheme B with a scissor truss design.
4 Ms. Olivier stated a mice design can be created with the truss to assure it is aesthetically pleasing.
5 She noted that Scheme A is 1,689 square feet and estimated to cost $286,534 (materials
6 only) with a probable cost of$418,092. Scheme B is 1,712 square feet and estimated to
7 cost$291,122 (materials only) with a probable cost of$424,786. It was noted the
8 probable cost includes equipment, OHP, bond, liability, and a 15% contingency.
9 Mr. Zurbey asked about costs to date on this project. Councilmember Hodson stated he does not
10 know that amount. Mr. Zurbey asked if the Council has directed staff to seek grant funds.
11 Mr. Hartman advised that the Council directed the Parks Commission to revise the plan to stay
12 within a budget of$2.3 million.
13 Ms. Olivier reviewed options to return to the Council for more money, reduce the floor plan by
14 one bay in the warming house and one bay in the picnic pavilion, draft a referendum for Central
15 Park and Water Tower Park alone or draft jointly with the public works building and fire station,
16 or place the project on hold for one or two years. Ms. Olivier cautioned that the costs will only
17 increase so delaying the project is not a good option to consider.
18 Commissioner Jenson stated he would not support returning to the Council for more money,
19 noting the Council has already indicated the level of affordability.
20 Mr. Zurbey asked if the money already spent on this project is included in that budget. Mr.
21 Hartman estimated that $85,000 has been spent so far.
22 Chair Jindra suggested that bids be received and then discussed with the Council at the upcoming
23 joint meeting. Ms. Olivier stated if the bids are high, it could be rebid in January when bids may
24 be more-competitive.
25 Mr. Zurbey asked how close the estimates are. Ms. Olivier stated she believes they are very
26 close since the contractor used has been within 0% to 10% on other estimates.
27 Ms. Olivier stated another-option would be to eliminate the tongue and groove ceiling and use
28 plywood.
29 Mr. Zurbey stated he supports the suggestion by Chair Jindra to get bids and if they are high,
30 discuss it again with the Council.
31 In response to Commissioner Jenson, Ms. Olivier reviewed design elements of an earlier building
Parks Commission Meeting Minutes
July 9, 2001
Page 4
1 plan that was presented to the Parks Commission and met the budget.
2 Mr. Zurbey noted one source of funding is interest on the Water Treatment Fund, which is $5
3 million, or$125,000 of additional interest since this project was delayed for six months. Mr.
4 Hartman noted that in addition, $1 million was to be taken from that Fund to be put towards this
5 project.
6 Mr. Zurbey stated these questions cannot be answered until the bids are received. Mr. Hartman
7 stated there needs to be a point where it is not worth building and rehabbing the building is an
8 option to consider.
9 Councilmember Hodson stated this is not an issue where the Council does not want to do it but,
.10 rather, how it can be.funded and what the City can afford.
11 Ms. Dunn arrived at 8:18 p.m.
12 Commissioner Jenson stated his support to get bids so the Commission can know if there is an
13 issue about the cost.
14 Chair Jindra stated if people were educated about the type of building being discussed, she thinks
15 they would perceive what the Commission envisions. She asked if tours of the New Brighton
16 facility should be offered. Ms. Olivier stated a forum could be held where a presentation is made
17 and photographs presented of how the building will appear in Central Park.
18 Councilmember Hodson stated he believes this process is beyond that point, unless a referendum
19 is needed. If that is the case, this project would be two to three years out in the future.
20 Chair Jindra stated she believes the City should reapply for the $100,000 grant that was lost last
21 year since it was not a soccer field. She stated she thinks the City would have a good chance of
22 getting that grant.
23 Councilmember Hodson suggested the information on fundraising options be brought back to
24 staff.
25 Mr. Zurbey stated he believes the City leadership needs to be more involved in this project and
26 take some ownership in it.
27 Chair Jindra stated there may be a need for a joint meeting and stated her opinion that the City
28 Hall project should be delayed rather than this park project.
29 Councilmember Hodson stated the Commission should make the Council aware if they are
30 interested in funding a grant writer who can identify an appropriate grant for this park project.
31 He stated he thinks this is a good time to bid a project for construction next year.
Parks Commission Meeting Minutes
July 9, 2001
Page 5
1 Motion by Vice Chair Koehntop, second by Commissioner Hallada, to open bids on August 7th,
2 review bids by the Commission on August 13th, and respectfully request the Council schedule a
3 tentative joint meeting with the Parks Commission on August 14th at 5:00 p.m. (prior to Council
4 study session) if the bids come in high.
5 Motion carried unanimously.
6 Discussion occurred regarding soft costs incurred to date including environmental work, donor
7 recognition options, fund raising, etc.
8 Mr. Anderson raised the option of constructing this project in two phases. He cautioned against
9 removing square footage which he believed would ruin the functionality and appearance of the
10 building.
11 Chair Jindra asked staff to invite Bob Kost, BRW, to attend the August 13th Parks Commission
12 meeting to review the bids.
13 V. REPORTS.
14 A. Community Services.
15 Diane Skrivseth had nothing to report.
16 B. School Board.
17 Denise Dunn reported that the new superintendent started last week.
18 C. Snorts Boosters.
19 George Zurbey stated he had nothing new to report.
20 VI. OTHER BUSINESS.
21 Chair Jindra stated she received a card inviting Park Commissioners to participate in the August
22 4th VillageFest parade.
23 VII. ADJOURNMENT.
24 Motion by Commissioner Jenson, second by Vice Chair Koehntop, to adjourn the meeting at
25 8:53 p.m.
26 Motion carried unanimously.
27 Respectfully submitted,
28 Carla Wirth
29 Timesaver Off Site Secretarial, Inc.
■
. INCORPORATED
CONSULTING PLANNERS
■ LANDSCAPE ARCHITECTS
300 FIRST AVENUE NORTH
■ SUITE 210
MINNEAPOLIS, MN 55401
612-339-3300 PHONE
612-337-5601 FAX
DATE: July 10, 2001
TO: City of St. Anthony Planning Commission
FROM: John Shardlow, AICP-�A-Y'5
RE: Final Report of the Northwest Quadrant Task Force
Attached for your review and approval is the final report of the Northwest Quadrant Task Force.
■ The report concentrates on the southern third of the 250-acre study area, from Silver Lane to the
railroad tracks and from Stinson Blvd to Silver Lake Rd, focusing on the Apache Mall property.
Redevelopment ideas included in this report do not directly affect Silver Lake or the
neighborhood bordering the lake to the south except that the quality of runoff entering the lake
■ from the Apache site will be improved through redevelopment. The northern third of the site,
. currently the Salvation Army Camp, is in the final stages of acquisition by the Suburban
Hennepin Regional Park District. The redevelopment recommendations of this report deal with
■ this property only in that it is important to maximize connections between the planned new
regional park and the redevelopment area, and through it to the rest of the community.
This report documents the entire planning process to date, including the results of the initial
background studies conducted by the consultant team. The current market conditions for different
■ types of redevelopment uses on the site are identified along with the current urban conditions,
current infrastructure, an initial assessment of Silver Lake water quality, and a cost estimate for
the demolition and removal of the existing Apache Plaza mall. These studies represent the core
of the background for the project and the opportunities and constraints associated with the
redevelopment of the Apache Mall area.
Two basic redevelopment concepts are presented with this plan. The concepts illustrate what
could reasonably occur on the site, demonstrating possible uses, site configurations, and the
relative intensities of use necessary to support the redevelopment. They are illustrated to exhibit
several key development principles and patterns. They are not definitive site plans. The building
footprints and their placement on the site are representative of one reasonable possibility among
many. Likewise, the uses and intensities of uses depicted (the type and number of units of
. housing, the total square feet of commercial uses, etc.) are not precise descriptions of what will
happen on the site. They are reasonable examples of what is feasible given current market
conditions and financial constraints. The concepts are important and instructive as they allow the
community of St. Anthony to visualize the look and feel of patterns and styles of development
that could occur on the site as part of a full-scale redevelopment of the Apache Mall area.
The concepts have been designed to reflect a balance between the various land uses identified
through the market demand study conducted for the study area. The densities identified reflect
the fact that a redevelopment project would have to be capable of generating considerable
revenue through tax increment financing in order to offset the sizeable upfront costs associated
with redeveloping the site. The work of the Steering Committee, input received from the
community at the Community Issues Forum, and initial discussions held with the development
community were also used to develop the concepts.
Both of the development concepts show redevelopment occurring on more than just the Apache
. Mall property itself in order to maximize the potential for redevelopment on the mall site. It is
not a foregone conclusion that all of the properties along Silver Lake Rd or Stinson Blvd will
necessarily be included in the final redevelopment, as depicted. The salient point is that many of
these properties would constrain the redevelopment project, either because they are poorly
maintained, contain uses that would co-exist poorly with the redevelopment, or cut the
® redevelopment off from the street front. Therefore, many or all of these additional properties
might need to be included in the development in order to maximize the success of the
redevelopment project.
A Master Framework Plan is also included that outlines many important urban design and site
planning principles and patterns necessary to ensure an outcome that meets the expectations of
the City. The details of the design requirements are best worked out cooperatively between the
■ City of St. Anthony and the chosen developer(s) and not prior to developer selection. The
framework presented here will allow the community to become comfortable with the technical
elements of design guidelines and to begin to prepare for the negotiation with the developer(s).
Negotiation of detailed design guidelines with the developer(s) can occur during the Planned
■ Unit Development process and the drafting of the development agreement. During this process
. the City will have considerable leverage in influencing the look, function and feel of the final
development but the developer(s) will understandably want to shape the appearance and quality
of the project too.
Also included in this report is a schedule and timetable for developer recruitment and selection,
and an outline of the steps to be taken through the redevelopment process. Submission of this
report marks the end of the initial planning process and the beginning of the active stage of
redevelopment. Conducting an effective recruitment and selection process for developers,
pursuing additional analyses to clarify the financial impacts on the City and the effect on City
services, pursuing regional financial assistance to defray the significant upfront costs faced by the
2
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redevelopment, and negotiating an effective development agreement, are all critical to seeing a
successful end result. This report is a critical first step.
Recommendation:
■ It is our recommendation that the Planning Commission accept this report and recommend that
the City Council direct the consultant team to move forward in marketing the site for
redevelopment. The development concepts included herein should serve as a starting point for
■ soliciting proposals from qualified developers. In approving this report and the concept plans
herein you are not accepting a final `plan' that will not be subject to change. In fact, the
■ development concepts will undoubtedly undergo change during the redevelopment process. By
approving this report you will be indicating your conditional agreement that developments of the
style, use and intensity indicated in the concepts are appropriate for the site and will be beneficial
■ to the community. We know that some of the members of the Steering Committee have concerns
about the density of the residential portion of these concepts and the probability of a significant
percentage of the housing being rental, as opposed to owner occupied. These issues and concerns
are clearly expressed in the report and should be important parts of the developer selection
■ process. You may, however, choose to adopt this report with reservations or with
■ recommendations that it be altered in a certain fashion, keeping in mind that altering the
redevelopment concepts or changing the developer recruitment process may have impacts on the
financial and technical feasibility of projects and the level of interest expressed by the
development community.
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Northwest Quadrant Master Plan
Acknowledgments
This study would not have been possible without the dedication of City officials, staff and
members of the Northwest Quadrant Steering Committee. This project was also greatly
assisted by funding from the Metropolitan Council's Smart Growth Initiative.
Mayor and City Council:
Dennis Cavanaugh, Mayor
Amy Sparks
. Dick Horst
Brian Thuesen
■ Randy Hodson
City Planning Commission:
Chris Melsha, Chair Kim Tillmann
Bill Thomas Lorin Hatch
. Todd Hanson Brian Steeves
Randy Stille Brian Thuesen, Council Representative
City Staff:
Mike Mornson, City Manager
Sue Henry,Assistant City Manager
Northwest Quadrant Steering Committee:
Rosemary Franzese Jim Zellmer Robert Foster Mary Rockwood
Allen Otte Dan Ganley Linda McCann Jerry Faust
® Mark W.Grimes Brian Steeves James Higgins Susan Johnson
George Wagner Jane Eckert Patti Sausser Doug Jones
Cindy Lehner David Gordhamer Stephen Bodurtha Jim McNulty
■ Doug Bergstrom Chris Melsha KimTillman Bill Thomas
Todd Hanson Perry Thorvig
Metropolitan Council Staff:
Bob Mazenac
Sandra Pinel
® Pat Curtiss
Consultants:
.
• Dahigren Shardlow and Uban Inc. ■ Maxfield Research Group
John Shardlow, Principal Mary Bujold, President
. Craig Rapp, Principal Jay Thompson, Senior Market Analyst
Phil Carlson, Sr. Planner ■ Hammel Green and Abrahamson
Geoff Batzel, Planner Dave Galey, Director of Engineering
• Ehlers and Associates Inc. ■ JMS Communications
James Prosser, Financial Advisor Jill Schultz, President
Mark Ruff, Financial Advisor ■ WSB Engineering
Todd Hubmer, Engineer
Northwest Quadrant Redevelopment Plan St. Anthony Village Pagei .
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■ Table of Contents
■
Chapter 1. Introduction
■ 1.1 Project Description ..................................................................... 1.1
1.2 Support for the Project................................................................ 1.1
■ 1.3 Planning Process ....................................................................... 1.1
■ 1.4 Planning Consultants.................................................................. 1.2
1.5 Steering Committee.................................................................... 1.2
■ Chapter 2. Background
2.1 Study Area .................................................................................. 2.1
■ 2.2 Past Planning Efforts .................................................................. 2.1
2.3 Existing Conditions ..................................................................... 2.3
■ 2.4 Market Analysis........................................................................... 2.5
2.5 Apache Plaza Demolition............................................................ 2.7
■ 2.6 Environmental Analysis .............................................................. 2.8
■ Chapter 3. Community Vision
3.1 Introduction ................................................................................. 3.1
■ 3.2 Community Issues Forum: Image Preference Survey Results .. 3.1
3.3 Community Issues Forum: SWOT Analysis Results ................. 3.8
■ 3.4 Community Issues Forum: Vision Statement Results................ 3.9
3.5 Smart Growth Principles............................................................. 3.9
■ Chapter 4. Development Concepts
4.1 Introduction ................................................................................. 4.1
■ 4.2 Residential Redevelopment Concept ......................................... 4.2
. 4.3 Corporate Campus Redevelopment Concept ............................ 4.4
4.4 Pros and Cons of Redevelopment Concepts ............................. 4.5
■ Chapter 5. Master Framework Plan
5.1 Development Principles & Patterns............................................ 5.1
■ 5.2 Street Pattern ............................................................................. 5.2
5.3 Open Spaces ............................................................................. 5.4
■ 5.4 Natural Environment ................................................................... 5.5
5.5 Building Development................................................................. 5.6
■ Chapter 6. Implementation
■ Appendices
■ A. DSU: Existing Conditions
B. Maxfield Research: Market Summary
■ C. HGA: Demolition Report
D. WSB: Silver Lake Quality
■ E. WSB: Infrastructure
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■ Chapter 1 . Introduction
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1.1 Project Description
The objective of the Northwest Quadrant planning process was to develop a planning frame-
work for the redevelopment of the 250 acre study area located in the Northwest quadrant of
the City of St.Anthony.Additional planning goals included:
■ ■ Involving the community in determining the best type of redevelopment for the north-
west section of the city;
■ Redeveloping a mostly vacant, market-obsolete,first generation regional mall facil-
ity;
■ Determining the most cost effective method of redevelopment for Apache Plaza:
■ demolition, clean-up and site preparation versus adaptive reuse;
■ Exploring innovative and watershed-wide techniques for surface water manage-
ment to improve Silver Lake's condition;
■ Providing additional employment opportunities for residents within walking distance
■ of transit and other uses;
. ■ Determining the housing needs of the city, in particular, for life cycle and affordable
housing;
. ■ Increasing opportunities for transit use and providing more amenities to encourage
walking and biking;
■ Working cooperatively with adjacent and/or affected units of government;
■ Developing a trail system around Silver Lake to provide public open space.
■
■ 1.2 Support for the Project
The City of St. Anthony Village is committed to working with stakeholders to devise and
. implement a successful master plan for the area that will include the redevelopment of the
Apache Mall site as an economically viable property well integrated into the community.The
■ City is also committed to assuring the successful transition of the Salvation Army property
in the north of the study area into a Hennepin Parks regional park facility and to improving
the quality of runoff from the study area into Silver Lake.
■ St. Anthony is being actively supported in its efforts by the Metropolitan Council, which
■ awarded a planning grant to the City as part of the Smart Growth Twin Cities initiative.
■ 1.3 Planning Process
The redevelopment planning process, which began in November 2000 and continued until
■ July 2001, consisted of the following four phases:
■ Phase I: Planning, Environmental, and Market Research and Analysis
■ Phase II: Preliminary Concept Plan Development, Affirmation of Community Vision
Phase III: Evaluation of Alternatives
Phase IV: Preparation of Redevelopment Master Plan
., Northwest Quadrant Redevelopment Plan St, Anthony Village Page 1.1
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1.4 Planning Consultants ■
The City retained a team of consultants to assist in carrying out the planning process. The ■
team is comprised of the following firms:
• Dahigrren Shard/ow and Uban(DSU), urban planners: facilitated the process, coo rdi- ■
nated the consultant team, and provided urban planning services;
• EhiersandAssociates, experts in public finance: provided financial feasibility analy- ■
sis;
• JMS Communications and Research(JMS), public relations: responsible for ■
implementing a communications and public outreach plan;
• Hammel, Greeen and Abrahamson(HGA), architects and engineers: conducted ■
an analysis of the demolition costs for Apache Plaza; ■
• WSB and Associates(WSB), engineers: responsible for environmental analysis and
remediation planning for Silver Lake; ■
• MaxrleidResearch, market research experts: provided market research for the
project. ■
■
1.5 Steering Committee ■
The city appointed a twenty-six member project steering committee comprised of local
residents to meet regularly with the planning consultants and provide input and direction to ■
the process. The role of the steering committee was to:
• Represent a broad cross-section of community opinion; ■
• Serve as the primary working group for the Northwest Quadrant planning project;
• Serve as the sounding board and reaction panel for the consultants and the City
Council; ■
• Review, comment and advise the Planning Commission and City Council on key
issues, plan alternatives, and policy questions. ■
It was not assumed that members of the steering committee would reach consensus on all ■
issues or agree with all parts of the consultants'recommendations to the City. It was repre-
sented to them, however,that differing viewpoints would be recorded and transmitted to the ■
Mayor and the City Council. ■
Northwest Quadrant Redevelopment Plan St. Anthony Village Page 1.2
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Background
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■ Chapter 2. Background
2.1 Study Area
The project area encompasses ap-
proximately 250 acres, which is 15
percent of the total area of the City Fridl„ Ne,v
■ of St. Anthony and the entire North- Brighton '
west Quadrant of the city. The study _ ` Shoran
area is centrally located within the ;Hilltop .-study Arden Hills
metropolitan area, approximately I�"11 Area
Colu bia I Ir
■ four miles northeast of downtown Heigh s ILJI
Minneapolis and eight miles west
■ northwest of downtown St. Paul. Al- Mil eapol is
■ though not located on the interstate Roseville
highway network, it is within one mile
of both the 1-694 and 1-35W.
Lauderdale Falcon
Heights
The study area contains a cross -
section of uses present in the city
St.Paul
and can be broken into three distinct
sections. The north section is a 70
■ acre, park-like area that has been
■ operated by the Salvation Army as a
camp site and conference facility for over 75 years. The middle section is made up of
Silver Lake, an approximately 75 acre body of water, and a small neighborhood of single
family homes along the south shore of the lake.The south section contains a broad mix of
uses, including the 330,000 square foot, largely vacant, Apache Plaza Mall, a Cub food
store, an apartment complex of about 140 units, as well as a sizeable number of office,
■ commercial and retail uses. See Appendix A for greater detail.
■ 2.2 Past Planning Efforts
Several years ago, the City began to take steps to facilitate the redevelopment of the
study area. The City's comprehensive plan identifies the Apache Plaza area as a com-
mercial redevelopment opportunity and states that the City desires to take an active role
in guiding its design. The city's comprehensive plan was recently amended to include a
■ new Commercial Mixed Use land use plan category. This new designation will allow for
retail uses as well as light industrial, office, warehouse, and residential uses and maintain
■ the maximum amount of flexibility that an outmoded site such as Apache Plaza requires
■ for redevelopment. The new land use designation has been applied to all property in the
study area south of Silver Lane (Silver Lane to 3711 Ave, Silver Lake Rd to Stinson Blvd).
The City has also revised the Planned Unit Development section of the zoning ordinance
that can be applied to some or all of the study area to allow for the implementation of a
flexible development program. The City has also passed a development moratorium on
the study area that will remain in force through September, 2001. A recent proposal to
redevelop the existing mall building into a high technology office campus was narrowly
■ rejected by the City Council in 2000 because it did not go far enough in its vision for the
. Apache Plaza property.
Northwest QUadrant Redevelopment Plan St. Anthony Village
Page 2.1
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Northwest Quadrant Redevelopment Plan St. Anthony Village Page 2.2
2.3 Existing Conditions
■ The Salvation Army property is in the final stages of acquisition by the Suburban Hennepin
Regional Park District. Hennepin Parks plans to convert it to a regional park reserve,
. removing many of the current buildings and restoring the area to its natural state. Recre-
ational facilities will be limited and of low impact. The park will be a location where resi-
dents of the region will be able to come and enjoy an attractive, natural setting through a
system of trails and an interpretive center. As such, this redevelopment plan focuses on
this area only to the extent that it will be important to maximize connections between the
planned new regional park and the redevelopment area, and through it to the rest of St.
Anthony. Similarly, Silver Lake and the established neighborhood of homes along the lake
■ is not a principal focus of this plan except to the extent that the quality of runoff entering
the lake from the Apache site will be greatly improved through implementation of a rede-
velopment project.
The focus of this redevelopment plan is the southern third of the study area that includes
the Apache Plaza mall and assorted office, commercial, residential and retail uses. The
south section is dominated by the Apache Mall and associated parking, with the Cub food
store and Equinox apartment complex being the two largest other uses. The entire area
shows signs of having been developed through a series of isolated, incremental deci-
sions that have made for an uncoordinated patchwork quilt that lacks coherency of form
r and function. The area has a number
of physical constraints, some of which
are immutable, others are not, but
r each of which limits the potential for a
redevelopment plan focused on the
reuse of the Apache Mall property. • , '~ ""
These constraints are discussed be-
low.
For example, the site is isolated from a ;
St. Anthony to the south by railroad -
track that is currently active and is con-
■ sidered to remain so for the foresee- = '9
able future. The area is cut off from Formless,vsO7 zed
Silver Lake by a berm and a row of
single family homes that stretches
along the entire south shore of the lake.
The Apache Mall property is currently t
landlocked, being separated from the
r Silver Lake Rd. to the east by a num- '"tee"i I Circulation,
Site Visibility
■ ber of stand alone commercial uses. s,^m1mm vdlagc
Access can be made to the site from
■ two places but visibility and sense of
presence is greatly impaired. The mall
site does not extend to Stinson Blvd.. It is separated from the street within the interior of
the site by a vacant parcel that previously housed a grocery store, several office and
commercial uses. A series of strip commercial uses are located along Stinson Blvd..
Access is made to the back side of the mall through a stub extension of 39th Ave NE.
Sig
Northwest Quadrant Redevelopment Plan St. Anthony Village Page 2.3
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The uses along Stinson Blvd, Silver + +�
Lake Rd, and the stub of 39th Ave
NE are of mixed quality, with a num-
ber being relatively new, while oth-
ers are older and more dilapidated. { _ r
What they all have in common is that
they were developed in a traditional ' ' e ; ,. ■
strip commercial style that is more # } ' ■
generic than distinctive. `� y
The Apache Mall property dominates
the interior of site and is made up of ■
the largely vacant 330,000 square
foot mall building and a vast acre- ■
age of surface parking (approxi-
mately 1,500 spaces). The internal _
circulation system functions poorly - ■
because of the presence of the mall E
building in the middle of the site, r
though the four access points along
Access,Corridor Edge Conditions
both Silver Lake Rd. and Stinson SL Anlhon,Vdlacc
Blvd. are substantial.
O
Within the site, a number of additional
factors constrain the Apache mall IF F Blank,stark_k ■
property as a valuable redevelopment ;
ve
site. Being isolated from the street
frontages by commercial develop-
ment means that the mall property _ ■
faces the back side of these busi-
nesses. In a similar fashion, the Equi-
nox apartment complex attempted to - ? ■
isolate itself from the commercial ac-
tivity by constructing garages around =,
the perimeter of the site, essentially <
encircling itself. This has the effect of
having the mall property face the back
side of all the properties on the pe-
rimeter of the site.
: Awl -
Mop
■
Visual Character .
S[.Anlhnny Village
Northwest Quadrant Redevelopment Plan St. Anthony Village Page 2.4
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■ 2.4 Market Analysis
■ Maxfield Research Inc. was retained by the City of St. Anthony to conduct a comprehen-
sive market potential analysis for the redevelopment of the Apache Mall site and the Sal-
vation Army camp in St. Anthony, Minnesota. The study includes an analysis of growth
trends and demographic characteristics and the impact of these trends on the housing,
■ retail and office markets in St. Anthony. The research also includes an analysis of current
market conditions and the existing supply of housing, retail and office space in the market
■ area. The market area varies for each type of use, but generally includes northeast
Minneapolis, northwest St. Paul, Falcon Heights, Roseville, New Brighton, Columbia
■ Heights, and Fridley (the draw area is larg-
est for office and smallest for retail).
Housing Demand: a strong housing market
St.Anthony Housing Market Area
exists in the Twin Cities and within the St.
■ Anthony housing market area characterized
by rapid price escalation and a shortening of
Hmn.Pn 'Mok� —
■ time that housing stays on the market. f, .
■ ■ A strong potential demand exists for
r 50-60 high-amenity single family . I
homes - but this demand would be
likely reserved for the Salvation Army
site editorial note: which is antici- . `
pated to become public parkland).
■ A strong market exists for a variety of # ' �-
for-sale townhomes in the market
■ area, appealing to the entire age, W...,....d
■ lifestyle and income spectrum. Pro-
jected demand could equal 250-310
units.
Apartment vacancy rates are very low, with rapidly rising rents, indicating a pent
up demand for additional rental units. New market rate apartments command
■ high rents that attract 'lifestyle' renters who rent out of choice and not obligation.
Projected demand could equal 290-355 units.
■
Demand is very strong for a variety of The Study Area Could Accommodate a Combination
■ independent senior housing types. of the Following uses:
Projected demand could equal 230- Housing
280 units. single-family homes 50-60 units
for-sale townhomes 250-310 units
■ market rate apartment 290-355 units
■ market rate seniors 230-280 units
Office 145,000-235,000 sq.ft.
■ Retail 75,000 sq.ft.
■ �e
■ Northwest Quadrant Redevelopment / .1• Page
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Office Demand: the demand for office space in the market area should remain strong. ■
The location of the site will limit demand primarily to small and medium sized businesses.
Projected demand could equal 146,000-235,000 sq. ft.
St.Anthony Office Market Area ■
_ HKWW9n
• ...toyr.
irrx u
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Retail Demand: given the proximity of larger shopping centers in and around the market ■
area there is no need for additional retail space in the market area but there is potential to ■
reposition existing centers to recapture lost expenditure. The site lends itself to redevel-
opment and a total of about 75,000 sq. ft. .
St.Anthony Retail Market Area ■
{y F .,� ■
AOL
Northwest Quadrant Redevelopment Plan St. Anthony Village Page 2.6
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2.5 Apache Plaza Demolition
Hammel Green and Abrahamson was retained to provide an estimate of the costs of
■ demolishing the existing Apache Plaza Mall, clearing the associated parking areas and
preparing the site for redevelopment. The following chart provides a summary of cost
elements of the demolition and site preparation.
• Apache Plaza Building Characteristics
Ground Floor Area: 1335,000 sq. ft.
(including Herberger's approx. 48,000 sq. ft. and
public spaces, including atrium, 185,000 sq. ft.)
Basement Floor Area: pprox. 131,000 sq. ft.
Mezzanine Level, Southeast corner pprox. 23,000 sq. ft.
The principal environmental concerns revealed in the demolition cost
estimate procedure involve the abatement of asbestos containing building
materials.
Apache Mall Demolition Cost Estimates
Costs Components:
General Requirements $220,898
Demolition $3,151,363
Clearing of Site $297,297
Excavation, Grading and Backfill $683,295
Site Drainage and Utilities $113,523
Roads and Walks $25,494
Lawns and Plantings $108,292
Plumbing Systems and Equipment $6,200
HVAC Systems and Equipment $12,000
Electrical Systems and Equipment $20,500
Construction Contingency $231,943
Contractor Fees, Bonds and Insurance $372,970
Project Escalation $209,751
Estimate Totals $5,453,526
Costs estimates current as of December,2000
See full report for further details.
o� & X
Northwest Quadrant Redevelopmerit Plan St. Anthony Village Page 2.7
2.6 Environmental Analysis
WSB engineering was re-
tained to provide an assess-
ment of the current water qual-
ity in Silver Lake and to con-
duct an analysis of the lake's
watershed to determine the
degree to which runoff from
the Apache Plaza site contrib-
utes to water quality problems
in the lake. The following is a
summary prepared by WSB '_ �' ■
based on a water quality study
that was undertaken for Silver r
Lake by the Ramsey County , k
Public Works Lake Manage-
Oil&l -
$:
ment Program in May 2000.
The watershed of Silver Lake
is 629 acres in size and bro-
ken up into 10 subwatersheds. '
The results of the study indi-
cate that: a
• tp
the total phosphorous
and total suspended
solids loading is very
high in the lake S "�°� °° + SILVER LAKE
g WSB WATER QUALITY SUMMARY
• the largest pollutant 0.2 os. o..Mlbs .
u ,.,
contributor is the
Stinson subwatershed
followed by the 42"d St. subwatershed, direct runoff from surrounding properties, ■
and then the Apache subwatershed
• lake water quality has improved over the past 15 years.This can be attributed to a
number of factors, including ponding improvement on the Apache site and treat-
ment ponds constructed in the northern portion of the watershed
• while improving, water quality remains poor
Recommendations for improvement of water quality include:
® implementation of best management practices, including improved street sweep-
ing and catch basin cleaning
identifying possible ponding locations for untreated portions of subwatersheds
® pond maintenance ■
evaluating use of lakescaping treatments
® continued monitoring
Northwest Quadrant Redevelopment Plan St. Anthony Village Page 2.8
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Chapter 3. Community Vision
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3.1 Introduction
On March 10, 2001 a community open house was held to solicit input from the commu-
nity about the Northwest Quadrant master planning study. Sixty residents attended the
forum held at City Hall. The planning consultants began the day by reviewing work done to
■ date as well as highlighting the challenges and opportunities faced in redeveloping the
Northwest Quadrant. Participants were then asked to participate in several exercises
■ aimed at highlighting key community issues. These included the completion of a survey
■ of visual preferences, an analysis of strengths, weaknesses, opportunities, threats
("S.W.O.T° for short), and a vision statement.
Participants were invited to view and comment on three redevelopment concepts for the
■ area. The three concepts each anticipate removal of the existing mall building and the
development of a new, primarily residential, community on the site. The concepts differ in
■ the intensity of redevelopment envisioned for the area.The planning consultants stressed
that each concept is preliminary at this point and that the final preferred option selected by
■ the City Council will undoubtedly be the product of significant change and refinement of
. these rough concepts.
■ 3.2 Community Issues Forum:
Image Preference Survey Results
A survey of visual preferences assisted residents in determining which components of
■ the built environment contribute to a city's overall image, and helps define the community's
preferences for development patterns architecture, signs, parking areas and other de-
sign elements. Participants were asked to grade a series of 60 images shown in quick
■ succession and grouped into four categories: general image and character, residential,
commercial, and roadway/streetscape. The ranking ran from strongly negative (1) to
■ strongly positive(5)and participants were asked to concentrate on the visual appearance
of the images. Three of the images presented were of current conditions within the study
■ area while the others were representative images of each category type, taken largely
from around the Twin Cities area. Responses were tallied and averaged to arrive at the
most and least favored images presented in the following pages.
iadrant Redevelopment Plan St. Anthony Village Page 3A
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Favorite Images:All Categories Strongly Positive(5) Strongly Negative(1)
Average Score:4.51 Average Score:3.98 ■
Image Category:Streetscape Image Category:General Image&Character
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p 'u r� ■
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Average Score:4.43 Average Score:3.9 ■
Image Category:Streetscape Image Category:Streetscape
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Average Score:4.40
Image Category:General Image&Character ■
Northwest Quadrant Redevelopment Plan St. Anthony Village Page 3.2
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Least Favorite Images:All Categories Strongly Positive(5) Strongly Negative(1)
.v
Average Score:1.71
Image Category:Streetscape
Average Score: 1.57
Image Category:Commercial
�.► --_- -
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Average Score: 1.65 Average Score: 1.53(gag image)
Image Category:Residential Image Category:Streetscape
■ - _— = -- .zee r _ _- -> _-,.
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Average Score: 1.61 Average Score: 1.29
Image Category:Commercial Image Category:Commercial
Northwest Quadrant Redevelopment Plan St. Anthony Village Page 3.3
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Northwest Quadrant Redevelopment Plan St. Anthony Village Page 3.7
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3.3 Community Issues Forum: SWOT Analysis Results
Participants were asked to provide their opinions on the major issues that the planning
process should address. They were asked to use their knowledge and experience to
identify what they believe to be the area's strengths and what they see as the opportuni-
ties that might be available to the area and the community based on those strengths.
Participants were also asked to think about the challenges that face the area in the future
and identify what they believe to be the areas greatest weaknesses. They were asked to
identify whether there are forces, trends, or changes from outside the area that may be
beyond the community's direct control that pose threats to the area's future. Comments ■
were then read aloud and recorded for the consideration of all attendees. Participants
were then asked to rank their top five priority issues raised in each category.
Strengths
1. Great location in the Twin Cities
2. Schools ■
3. Create tax base
4. Parks offer better use of Silver Lake
5. Strong Community ■
Opportunities
1. Walking/biking paths
2. Comprehensive Plan can accommodate smart growth
3. Develop new and different variety of shops/restaurants
4. Affordable senior housing
5. Increased tax base
Weaknesses
1. Cost of Apache demolition
2. Existing development pattern is hodge-podge
3. Not enough good restaurants
4. Cost
5. Railroad tracks
Threats
1. Too many apartments/big buildings/density
2. School district capacity
3. Financial feasibility
4. Unaffordable to current residents ■
5. Rental housing
3.4 Community Issues Forum: Vision Statement Results
Participants were invited to submit open ended vision statements for what they would like
to see happen to the Apache Mall/Salvation Army Camp Site in the future, what issues
need to be addressed and what should be the key redevelopment objectives.
The most often mentioned component of the future vision relates to housing, with a wide
■ variety of different housing types and standards mentioned, including: affordable seniors
housing; low density/single family housing; townhomes; no low-income housing; minimiz-
ing rental housing; a mix of housing types; mixed-income housing; upscale condomini-
ums; upscale seniors housing. Retail was mentioned by numerous people as being an
important component of site. There was also considerable interest in an urban village type
walkable development with pedestrian and bicycle paths, attractive streetscapes, green
space, and trees. Keeping Silver Lake as a park area was also raised as an important
outcome. Other ideas expressed in the vision statements were an outdoor community
gathering space, increased tax revenue, office development, high quality construction,
. avoiding overloading the school system, and making the area St.Anthony's downtown.
3.5 Smart Growth Principles
The study area was selected as one of the six Opportunity Sites for the Metropolitan
Council's Smart Growth Twin Cities Project, an initiative to promote a new and sustain-
able model for growth in the metropolitan area. The principles upon which the smart
growth initiative are based include planning for compact and mixed land use patterns
that are sensitive to the environment and that offer greater transportation choices,
designing human scale communities with people's needs and preferences foremost in
mind, and creating community-based plans and designs using innovative public involve-
ment methods.
The St. Anthony Village opportunity site was selected because it offers the potential to
develop a mixed-use community at a neighborhood scale and to serve as a regional
. model for redirecting obsolete retail sites to meet contemporary needs.
Northwest Quadrant Redevelopment Plan St. Anthony Village Page 3.9
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■ Chapter 4. Development Concepts
■ 4.1 Introduction
■ The development concepts presented below are illustrative examples of what could rea-
sonably occur on the site, demonstrating possible uses, site configurations, and intensi-
ties of use. They are illustrated to exhibit several key development principles and patterns
described in greater detail later in the Redevelopment Framework section of this report.
They are not definitive site plans. The building. footprints and their placement on the site
are representative of one reasonable possiblity among many. Likewise, the uses and
intensities of uses depicted (the type and number of units of housing, the total square feet
of commercial uses, etc.) are not precise descriptions of what will happen on the site but
rather reasonable examples of what is probable given current market conditions. The
■ concepts are important and instructive as they allow the community of St. Anthony to
■ begin visualizing the look and feel of several types of development that could occur with a
full-scale redevelopment of the Apache Mall area.
■ The concepts have been designed to reflect a balance between the various land uses
identified through the market demand study conducted for the study area. The densities
identified reflect the fact that a redevelopment project would have to be capable of gener-
ating considerable revenue through tax increment financing in order to offset the sizeable
upfront costs associated with redeveloping the site. The work of the Steering Committee,
a input received from the community at the Com-
munity Issues Forum, initial discussions held �_ a
■ with the development community, and the ap-
plication of key redevelopment principles and s -�
patterns were also used to develop the concepts.
■ � �+ I ��
Both of the development concepts show rede- 1'A
velopment occurring on more than just the j
Apache Mall property itself in order to maximize
■ the potential for redevelopment on the mall site.
ConCeptS
It is not a foregone conclusion that all of the prop-
erties along Silver Lake Rd. or Stinson Blvd. will
. be included in the final redevelopment, as de-
picted. The salient point is that many of these
lilil Road
properties would constrain the redevelopment
project, either because they are poorly maintained, contain uses that would coexist poorly
with the redevelopment, or cut the redevelopment off from the street front. Therefore,
many or all of these additional properties might need to be included in the development in
a order to maximize the success of the redevelopment project.
The concepts also show the development of retail facilities in the vicinity of the existing
Cub grocery store. The placement of the buildings is suggestive of what could happen,
with the important point being that a retail node would be created and focused around the
a Cub store. Another important assumption about the retail node is that several of the exist-
ing neighborhood-serving businesses that might be displaced by the redevelopment project
a would relocate to new facilities within this commercial node area, to the mutual advan-
tage of both the businesses and the development as a whole.
Northwest Quadrant Redevelopment Plan St. Anthony Village Page 4.1
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4.2 Residential Redevelopment Concept ■
The goal of this redevelopment concept is to provide St. Anthony Village with a dynamic ■
new residential neighborhood that will be thoughtfully designed and built to complement
the community while at the same time establishing its own sense of identity. The devel- ■
opment will offer a comfortable, inviting feel that will not only be attractive and offer hous-
ing and services for residents, but will be an asset and an attraction for all residents of St. ■
Anthony.
■
The concept has a total of 850 housing units of many different types, including 12 single
family homes, 68 townhomes, a 100 unit senior high rise, 340 units of 3 story multiple ■
family dwellings, and 330 units of 4 story multiple family dwellings. The concept also .
includes 75,000 square feet of commercial redevelopment.
The emphasis of the concept is on providing a range of different housing types that will ■
reflect the future needs of the existing population as well as providing housing choices for ■
new residents. Housing specifically targeted to the needs of seniors has been singled out
as a particularly strong need for the community-, therefore, several different types of houses ■
suitable for this group will be offered in the development. Houses will be offered at differ-
ent price ranges and there will be a mix of owner-occupied and rental units. ■
A new tree-lined boulevard crossing through the site and connecting the two ends of 39, ■
Ave will provide a strong primary entry point into the site. A new road network within the ■
site will facilitate access to residences and businesses. These are both key principles
that we feel must be included in any redevelopment scenario. Together, these two com- ■
ponents of the road network will allow for access to and through the site without nega-
tively impacting the surrounding neighborhoods. ■
■
Esisliug Dc.clopnmiu
1 ■Nest single I;Imih villas
Nc%%lo,,nlwnw� ■
Neu undii-I;unil—cndcuua ■
/.�I- _s't•. - � Ncascuwr ap;inuwms ■
1 U rl ,1d
Nese unscJ-use unnmcraal
Residential ■
- -- Redevelopment
Concept
Northwest Quadrant Redevelopment Plan St. Anthony Village Page 4.2
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The redevelopment will boast an impressive central park facility which will act as the focal
point of the development and a strong amenity for the whole St. Anthony community.
Leading away from this will be a series of trails, sidewalks and connected open spaces
■ that will link the site internally and enhance connections with the surrounding neighbor-
hoods. Sidewalk and trail development will also strengthen links with the new Hennepin
. Parks Regional facility on the old Salvation Army site.
The development will also directly contribute to the improvement of water quality in nearby
Silver Lake. The park and open space system will be designed to function as storm water
retention and filtration facilities to assure that run-off reaching the lake will add to, rather
than detract from, the water quality of the lake.
Commercial development will also be an important component of the new neighborhood.
At full build out the development will have approximately the same amount of retail space
■ as is located on the site at present (excluding the mall), although it will be grouped more
closely around the Cub store to provide a dynamic commercial hub. It is hoped that many
of the existing shops and restaurants serving the neighborhood will relocate to the new
development. Additional retail and services uses will be focused around those that serve
the local neighborhood. There will also be ample opportunity for office development, both
on the site in stand-alone buildings and in mixed-use facilities above neighborhood-serv-
ing retail.The development will also be well served by multiple Metro Transit routes with
shielded waiting facilities provided on-site.
Northwes
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4.3 Corporate Campus/Residential Redevelopment Concept ■
The goal of this redevelopment concept is to provide St. Anthony Village with a strong
base of well paying jobs in a multi-building corporate campus facility on the site of the ■
existing Apache Plaza. A new residential neighborhood would also be constructed to the ■
west of the corporate campus facility and be of sufficient scale to offer a variety of new
housing choices to existing residents of St. Anthony. ■
The concept includes 500,000 square feet of corporate offices in multiple buildings and
2,000 parking spaces that includes a 5 level parking facility on the east half of the site. The
west half would be a residential neighborhood with 406 housing units. The housing in-
cludes 150 townhomes, a 100 unit senior high rise, and 156 units of three and four story
multi-family housing units. The concept also includes 75,000 square feet of retail devel- ■
opment.
■
The concept shares many underlying characteristics with the purely residential concept. ■
As with the residential concept, a new tree lined boulevard will cross the site and connect
the two ends of 3911 Ave. to provide a strong primary entry point into the site. A new road
network will be required within the residential portion of the site to allow for interior circu-
lation. Suitable access routes must be insured for the corporate campus facility that will
not unduly affect the residential portion of the development or neighboring communities.
■
This redevelopment concept also boasts an impressive central park facility which will act
as the focal point for both the residential and corporate campus portions of the develop- ■
ment and provide a strong amenity for the entire community. The central park will also ■
serve as a buffer between the office and residential areas. A series of trails, sidewalks
and connected open spaces will serve to link the site internally. Sidewalk and trail devel- ■
opment will also be used to strengthen links with the new Hennepin Parks Regional facil-
ity on the old Salvation Army site and with surrounding neighborhoods. ■
The development will directly contribute to the improvement of water quality in nearby ■
Silver Lake as the park and open space system will be designed to function as storm
water retention and filtration facilities in order to assure that run-off reaching the lake will ■
add to, rather than detract from, the water quality. ■
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a Campus/ ■
j — - Residential
i Redevelopment ■
---_ Concept
Northwest Quadrant Redevelopment Plan St. Anthony Village Page 4.4
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4.4 Pros and Cons of Redevelopment Concepts
The redevelopment concepts represent large multi-faceted projects that will have a vast
range of implications for the City of St. Anthony, residents, property and business own-
ers. Each offers different types of benefits to the community, each has different draw-
backs, and each will require compromises and trade-offs. In order to make an informed
decision about redeveloping the Apache area it is important to be aware of the pros and
. cons that each redevelopment concept offers and to be comfortable that the trade-offs
required are acceptable and beneficial to the community.The Planning Steering Commit-
tee and consultant team have analyzed each concept and come up with lists of pros and
cons. While not exhaustive identifiers of all possible pros and cons, the lists are valuable
evaluative tools.
Pros and Cons of Residential Redevelopment Concept
■ Pros Cons
Restores Apache area to a positive community focal
■ point.
Civic space could be integrated into development. At present,concept provides no major civic meeting
■ space and is difficult to access from rest of commun' .
Provides comprehensive solution to one of the two most
significant redevelopment challenges facing community.
. Residential project may be fastest to develop and safest
bet financially with the current strong housing market.
. Permits city to play a more active role in determining
outcome of Apache redevel.
Allows for a coordinated redevelopment of site.Avoids
. current piecemeal approach to site use.
Removes a negative influence on surrounding property.
Creates a dynamic new residential community which,
when well built and managed,will be a strong asset to a
community with an aging housing stock.
Additional population may be good for community as Adding up to 20%more population to community over
may provide a critical mass that serves to attract more 5-10 years could cause significant growing pains
. options to city in terms of services,restaurants,etc. socially,on school district,and on city services.
Creates new housing options for long time residents who The large number of dwelling units needed to make the
want to remain in community but are unable to find project feasible requires numerous multi-family
. housing of choice. buildings that are not typically owner occupied.Will
lead to a significant increase in the amount and
®
proportion of rental property in community.
With higher-density rental development there is the
potential for degeneration over time as buildings age,if
they cease to command high rents,and
management/ownership turns over.
® Provides a framework to restore the relative tax base to Tax increment financing will be required.The City will
this area which has fallen dramatically in recent past. see no general fund tax revenue for duration of tax
increment district.
The duration of the TI district may be longer than the
■
City can reasonably plan(exceeding 15 rs).
High costs may lead to high value development. High costs may lead to high value development.
Organizes the retail components to a more functional Will cause a significant dislocation of existing
space and permits some existing businesses to remain. businesses,some temporary,some permanent.
Improves the water quality in Silver Lake by integrating
® stormwater management techniques into the open space
network.
Will help link the Hennepin regional park planned for the Links to regional park and lake may be tenuous.
Salvation Army site to the rest of the community through
an integrated path network undertaken as part of the
.
project.
Critical mass of new population may provide more
options to city in terms of services,restaurants,etc.
Page 4.5
Northwest Quadrant Redevelopment Plan St. Anthony Village
Pros and Cons of Corporate Campus/Residential Redevelopment Concept
Pros Cons
Will substantially enhance visibility and identity of .
community.
Provides a framework to restore a strong commercial tax Tax increment financing will be required.The City will
base to this area. see no general fund tax revenue for duration of tax
increment district.
Provides strong base of new jobs in community. .
Employees will provide added dynamism.
Additional population and jobs may be good for .
community as may provide a critical mass that serves to
attract more options to city in terms of services, ■
restaurants,etc.
Provides comprehensive solution to one of the two most A large corporate developer may place significant
significant redevelopment challenges facing community. demands on community(from financial to service ■
related).
Allows for a coordinated redevelopment of site.Avoids Will cause a significant dislocation of existing
current piecemeal approach to site use. businesses,some temporary,some permanent,
Removes a negative influence on surrounding property. A large corporate office user will generate significant
traffic.
Creates some new housing options for long time
residents who want to remain in community but are
unable to find housing of choice.
Provides opportunity to improve the water quality in
Silver Lake by integrating stormwater management
techniques into new development.
Could help link the Hennepin regional park planned for Links to regional park and lake may be tenuous.
the Salvation Army site to the rest of the community
through an integrated path network undertaken as part
of the project.
Avoids the overwhelming predominance of a single use, ■
and development can be broken into logical pieces or
phases. ■
Rk ■
Northwest Quadrant Redevelopment Plan Anthony Page •
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Master Framework Plan
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■ Chapter 5. Master Framework Plan
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■ The Master Framework Plan is a set of goals, principles and design standards to be
incorporated into the final development of the site. The summary below provides a sche-
matic overview of the key factors that will be negotiated between the City and the
developer(s). The framework highlights the purpose and importance of these key ele-
ments. A development of this size and nature will benefit greatly from possessing a num-
ber of governing design elements that identify each component of the development as
being part of the same new neighborhood. These common features can come in the form
of related architectural treatments, streetscape elements (lights, signage, sidewalk and
roadway design, plantings), and site planning guidelines. The regulations governing de-
velopment should not, however, be so restrictive as to force a rigid uniformity that would
■ lead to a sterile blandness or impair the marketability of the redevelopment.
5.1 Development Principles and Patterns
■ Identity, Character and Diversity
■ The Northwest Quadrant should develop with extraordinary identity, character and diver-
sity. It should create places and uses that are known throughout the community and
region as outstanding and interesting examples of planning and design. In order to ac-
complish this there need to be signature buildings, signature open spaces, and a diverse
■ palette of uses on the site.
■ Integration with Community
■ St. Anthony is a small, cohesive, first-ring suburban community. The new development
conceived for the site is unlike most of the existing building stock in the village and the
redevelopment area is physically separated from the community to a significant degree.
Each of these factors will make it challenging to physically integrate the new development
■ into the community. Creating the feeling that the new neighborhood is part of the commu-
nity will be an important consideration.This can partly be accomplished through a thoughtful
selection of governing design elements as mentioned above and partly through providing
uses and activities (from businesses to trails and parks) that encourage residents from
other parts of St. Anthony to frequent the new development. Especially at the edges
■ (Silver Lake Rd. and Stinson Blvd.) it will be important to make the street, sidewalk, and
green space connections inviting to the interior of the site. Common elements such as
street trees, building form, building placement, materials, and colors can be identified to
make the transition from areas outside to areas inside the development cohesive.
■
■ Integration of Uses Remaining In and Around Development Area
Both of the redevelopment concepts shown in this report depict redevelopment occurring
on sites adjacent to the Apache Mall property itself. In order to maximize the potential for
redevelopment on the mall site certain additional properties will need to be included in the
® project. The redevelopment concepts show all uses along the west side of Silver Lake
Rd.from the railroad tracks north to Silver Lane being redeveloped, as well as those uses
■ located on the east side of Stinson Blvd from 37'h Ave NE to 391h Ave NE, and along both
sides of 391h east of Stinson within the study area. Uses that would not be redeveloped
■ include the Apache office building at the comer of Stinson Blvd and Silver Lane,the Equi-
nox apartment complex and the Cub food store. It is not a foregone conclusion that all of
e .SIM '-•- - •• ' ' • .•- •.•-
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the properties included in the concepts will be included in the final redevelopment, as
depicted. However, many of these properties would constrain the redevelopment project,
either because they are poorly maintained, contain uses that would coexist poorly with ■
the redevelopment, or cut the redevelopment off from the street front. Therefore, many or
all of these additional properties ■
will need to be included in the
development in order to maxi- =' ■
mize the success of the rede- r
velopment project. °� ■
The Cub food store can serve = `
as the focal point for a com- `ti'+. '' E ■
mercial hub on parcels imme-
diately east, north and south of _ ' N r ■
Cub. These uses should be _ •� S ��
grouped to create a sense of '' 'INS ■
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closure and space, rather than
a strip of separate buildings and - _ ■
parking lots. Access to this
cluster of uses around Cub
should take advantage of the _ ■
street access points to the
south in the reestablished grid ■
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network.
Ulf
Access to the existing apart- ■
ment complex should also tie
Redevelopment Concept Area
into the street grid pattern, and St.Anthony vu,gc ■
attempts should be made to W
connect and integrate these mom
apartments with the rest of the
development, although the ex-
isting garage structures effectively fence them in, providing a stark edge rather than an
inviting opening. It may be possible to screen or soften the garages with extensive land- ■
scaping or other elements of the streetscape. ■
All other businesses and buildings that will not be taken for redevelopment should be
integrated into the overall development plan through the use of landscaping, lighting, co-
ordinated access points, signage, and other means. The redevelopment should also
accommodate the relocation of businesses that are initially displaced by the redevelop-
ment but that would be a positive addition to the new neighborhood and are interested in ■
rebuilding elsewhere in the redevelopment.
Northwest QUadrant Redevelopment Plan St. Anthony Village Page 5.2
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5.2 Street Pattern
■ Use of Existing Access Points
While the redevelopment area currently has a very poor circulation pattern that is dis-
rupted by the presence of the shopping mall, the regional mall heritage of the site has
■ provided it with two signalized and two non-signalized entrances. In reforming the interior
automotive circulation system first consideration should be given to maintaining these
■ four entrances as the primary and secondary access points to the site. Since the site
cannot have access to the north directly onto Silver Lane due to existing development and
. berming, nor directly onto 37th Avenue NE due'to existing railroad right-of-way and indus-
trial development, the existing access points on the east and west edges are vital to the
overall success of the development.
Development of Roadway Spine Through Site
In order to maximize the potential for the core land-locked area of the site a new major
east-west roadway traversing the site will be required. This new street can begin and end
at the signalized intersections of both Silver Lake Rd and Stinson Blvd with 39t'' Avenue
NE, and is conceived as a four-lane separated high amenity parkway with planted me-
dian. In addition to providing for automotive transportation, the boulevard will serve as the
main transit linkage to the site. The roadway will also have an important symbolic value
■ providing a gateway entrance point into the new development, and it will visually tie to-
gether the various elements along it.
■ Reintroduction of Grid Within Site I
The site is large enough to require an
■ internal network of streets to provide q
sufficient access to residents and visi-
tors. The grid will break the site into I n
■ human-scale block proportions(about
300-400 feet) and define the residen- Create Strong Entrance
■ d ( nu
ntkwr)
tial neighborhood portion of the rede-
• or Ent
velopment area. A network or grid will tvt� Ent -
■ pT,n,nas�
insure numerous alternatives for au-
tomobile traffic throughout the site and
■ provide convenient spacing for pedes- tab ish hbnnG d
trian movement.
■ Organizing Concepts
S(.A"d village
Northwest QUadrant Redevelopment Plan
St. Anthony Village Page 5.3
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Sidewalks and Pedestrian/Bicycle Paths
Integral to the function of this new neighborhood is the development of an integrated
system of sidewalks, pedestrian paths and bicycle paths. The network should include
sidewalks on all streets and boulevards and striped bicycle paths on other minor roads .
with sufficient volume and traffic speed to cause a safety concern for cyclists. The net-
work should be located not only along vehicular right-of-ways, but should flow through a
network of open spaces internal to the major uses themselves. Important considerations
are safe and efficient access for residents and/or workers to parks and open spaces,
transit facilities, and retail and commercial uses. .
Transit Linkages .
The current Apache Plaza
site has a number of buses _
that route through the site or _ ^`
pass alongside it . Maintain- --
ing or improving this level of
service is one way to allow
the site to take full advantage ,
of its central location within
the metropolitan area. The
site should offer the opportu- Bus Shelter
nity to enhance the transit
service in a number of ways. The addition of a significant number of residents to the site
has the potential to increase ridership over current levels if adequate facilities are pro-
vided, while the extension of a new central parkway through the site will offer a cleaner,
more direct route through the site. Metro Transit should be involved from the outset in the
site planning process to ensure a successful integration of transit facilities into the new ■
development.
Northwest Quadrant Redevelopment Plan St. Anthony Village Page 5.4
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! 5.3 Open Spaces
Development of Key Central Open Space
The development of a high amenity central open space approximately in the center of the
! redevelopment site is considered to be a key early implementation step. After the new
■ east-west parkway, it is the major organizing element of the interior of the site. Removal
of the shopping center will alter the current image of the site, but given the numerous
other problematic elements of the area it will not go far to creating a new, positive charac-
ter in the minds of developers or the community. It is important to begin creating this
positive character and image for the property from the outset and to have this park facility
act as a focal point for the new development.
■ Network of Open Spaces Throughout Development
The creation of a key central open
space is just one of the elements re-
quired to assure a high level of pe-
destrian friendliness and an inviting R
atmosphere. The completion of an
! integrated system of open spaces
. throughout the development is a ne-
cessity that fulfills both aesthetic and
. functional purposes. The network will r' -
serve to connect the various ele-
ments of the development to each
other. It will also help foster connec-
tions at the edges of the development
with the rest of the community and
! to the planned regional park facility north of Silver Lake. It is important to provide internal
pathways that allow people throughout the site convenient access to the main arterial for
transit connections and to the new retail hub located near the existing Cub store. The
open space network will also serve as the location of an integrated stormwater manage-
ment system that will connect through the site.
Linkage with Hennepin Parks Regional Facility
Linking the redevelopment area with the anticipated new Hennepin County Regional Park
facility north of Silver Lake is an important concern for the project. Successfully accom-
plishing this will not be simple as it is physically isolated from the community. The con-
nections will need to be made along both Silver Lake Rd, where there is one segment of
! narrow sidewalk, and along Stinson Blvd, which will require discussions with neighboring
. Columbia Heights. Both cities and the Metropolitan Council will need to work together to
assure appropriate connections are made between these two major facilities.
Northwest QUadrant Redevelopment Plan St. Anthony Village Page 5.5
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5.4 Natural Environment ■
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Silver Lake Water Quality
The water quality of Silver Lake is a critical issue to the neighborhoods surrounding the
lake and redevelopment on this site should do its part to preserve and improve that water ■
quality through careful handling of storm water and enhancements to the surface water
management system. ■
Integration of Stormwater Management into Open Space Network ■
The open space network will serve as the location of an integrated stormwater manage- ■
ment system that will connect through the site. The network is not required as an upfront .
implementation step, as is the central park, but rather can be built up during the different
phases of the redevelopment, as long as it is planned and well integrated as a whole. ■
Where possible, stormwater should be kept above ground and open to the air. Ponds,
streams, fountains, rain garderns, and other water features could be utilized that will
allow for maximum penetration of surface water into the ground and maximum benefit as
an amenity to existing and future development.
Northwest Quadrant Redevelopment Plan St. Anthony Village Page 5.6
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■ 5.5 Building Development
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Site Planning Principles
■ ■ Define spaces with buildings not parking lots.
■ Spaces within the development should be defined
by buildings or other distinct edges as opposed to
parking lots or nondescript yard areas. This prin-
ciple will require, not simply encourage, the place-
ment of buildings closer to the street than is typical o
in suburban development. Where parking areas
■ meet the street there should be a wall, railing, or
dense hedge to define the edge. Parking lots should
be placed to the side and rear of buildings wher-
ever possible, not between the building and the
street. Most of the street frontage should be build- Conventional
■ ing edges, not parking lot edges. Devlo P ment
. Pattern
. Traditional
Development
■ Pattern
Northwest Quadrant Redevelopment Plan Page 5.7
St. Anthony Village
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■ Create a variety of looks to match variety of types. The architecture for various
building types (office, commercial, various residential types) should reflect the differ- ■
ences among these uses. There should be some unifying elements, such as mate-
rials, colors, proportions, detailing, etc., but not an overriding sameness to the archi- ■
tecture.
Mdnfah achOmkad a nWx0y ■
Er phashe comers with Vated roof between b Ue Q NPas Rough
specld mchff ctmd forms matertas.fom &wlndl
nednlenR phce —d ■
Al Bound Boor 1mBa Define--p—Mon
have meet I—A between publidprNate .
Portal to vase^ oukko apace ■
Bdconl ntc is courts k vri,—
.kId—wo-
rnentav,eow paneirss
.ha evalt
cha on
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ngge nom
skle'rq&to envy
Padres
Bunn pathg ■
I;
■a
Residential Building Components ■
Disfarctlse ■
Comet Deatments Display Windows
Complementary ■
Sign Band Wndow Patterns
Outdoor Space
Variety in Balconies ■
Roof Fams
Arcades ■
INN to XN 11 on
Mixed-Use Building Components
■
Maintain a pedestrian friendly environment. The experience of the pedestrian should ■
be taken into account in all site planning and architectural decisions. Pedestrian
connections should be made at regular intervals (300 feet or less is ideal). Develop- ■
ment details along pedestrian ways should be human in scale, not geared solely to
automobiles or long, blank building facades. Windows and doors opening onto pe- ■
destrian spaces are important to create a human connection with buildings and other
spaces. Green space and landscaping should be close to pedestrian ways where ■
possible. Avoid long, straight sidewalks with no change or variety. ■
Northwest Quadrant Redevelopment Plan St. Anthony Village Page 5.8
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■ Provide visual terminus points. Major views
along roadways and open spaces within the
development should have a terminus in the
form of a building, major building element •�f
(such as a door, window, or tower), or signifi-
cant landscaping. Where there is open space,
the view into or through the open space should
■ be framed with building edges or significant
landscaping. On a smaller scale, pedestrian
ways and sidewalks should be created in ,
small segments with turns and terminus
points,which might include a tree, a fountain,
a bench, a small open space, statuary, or other
change in environment.
■ Surround the central open space. The major central open space element should be surrounded
■ by significant development on all sides, both to help define the edges of the space and to provide
maximum amenity and views to a large share of the development.
■ Building Placement, Height, Massing
■ Buildings should occupy all corners whenever
possible, the more prominent the corner within
the development, the more significant the
building and its attention to the corner. _
■ Building massing will generally be higher on
the east half of the site and lower on the west
half. Building heights should stagger gradu-
ally from one development to another, vary-
ing by no more than one level between adja-
cent buildings.
■ Buildings at the north and south ends of the
major internal open space can be of signifi-
cant height and prominence in order to an-
chor these locations.
Northwest Quadrant Redevelopment Plan St. Anthony Village Page 5.9
• Where buildings meet the street there should be significant ,
windows, doors, openings, canopies, arcades, or other de-
tails to break up the facade, especially for buildings of three
or more stories.
• Buildings will have their major entrances facing the street and
not side or internal parking areas.
• All buildings should have a top, middle and bottom, differenti-
ated by materials, detailing, window patterns, or other fea-
tures, being more massive at the bottom and more delicate
at the top.
• Building facades should be articulated, i.e.,they
should move in and out or up and down through
the use of offsets, varying roof lines, columns,
cornices, or other architectural elements that - — - ■
break up the flat surface of a building.
Parking
• Parking lots, where possible should be placed -
to the side or rear of buildings, not between ■
the building and the street.
• Structured parking is encouraged, especially
on the eastern half of the site where building
coverage is expected to be greater.
• Parking lots should not occupy corners and
should be kept back at least 50 feet from cor-
ners wherever possible. .
• Where parking lots abut a street, they should .
be screened by a wall, railing or dense hedge -
of sufficient height to block headlights, but short
enough to allow pedestrians to see over.
• The interior of parking lots should be generously landscaped with islands and other
features to break up large expanses of asphalt.
• Pedestrian connections should be provided from parking lots to building entries, adja-
cent streets, and abutting open space or park features.
Northwest Quadrant Redevelopment Plan St. Anthony Village Page 5.10
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Signage
• Signage should be complementary to the overall de- •�
sign concept of the area and should not introduce jar-
ring or incompatible colors, shapes, or features.
■
• Signage on buildings will be encouraged rather than
freestanding signs. If freestanding signs are allowed,
■ only low monument-style signs should be allowed.
■ Wall signage on buildings should be limited to a sign
band at a certain width and height above the ground.
• Projecting signs perpendicular to a wall will be encour-
aged if of modest scale. -
Lighting
■ Street lighting should make use of decorative fixtures
of modest height both to provide lighting and to define
the character and scale of the internals streets.
■ Site lighting for private developments should follow
the character and scale of the public street lighting.
■ All light fixtures should be downcast cutoff type to re-
duce light spillage and glare.
Northwest Quadrant Redevelopment Plan St. Anthony Village Page 5.11
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Implementation
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Chapter_ 6. Implementation
■ Northwest Quadrant Development Schedule
■ Provided below is a sample schedule for the Northwest quadrant redevelopment. Devel-
opment management services would be provided by Ehlers&Associates, however sev-
eral other firms and groups play a key role in the redevelopment process. It is likely that
the redevelopment will be phased over time. However the actual phasing components
■ are best determined after proposals are received and evaluated. It is also recommended
that the City permit developers to submit proposals for all or part of the redevelopment
■ area. This will increase project coordination challenges but may increase the number of
development proposals to consider.
■
■ An obvious concern is the impact of the new tax law on redevelopment financing.
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Northwest .o Redevelopment Anthony Village '.o- •
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Stage Descriptions Responsibility Time Frame Status
Confirm development This determines types of uses DSU-Prepare October Final
components (residential,retail,office)with City Council- 2000-August development
estimated densities.This will help Approval 2001 report to be ■
guide developers submitting delivered by
proposals.This generally August 2001.
describes what will be developed
Adopt design Adopt design framework/ DSU-Prepare October Final ■
framework and guidelines.The design framework City Council- 2000-August development
guidelines. and guidelines describe how the Approval 2001 report to be
development components will delivered by
relate to each other,that is how August 2001.
they might be arranged on the site
in functional manner. Also this
provides some direction regarding
the design of building,landscape,
streetscape and public
improvements.This helps set a
unifying theme for development. ■
Identify development Identify development phasing Ehlers/DSU/ Current to
phasing options options. Phasing options outlines City Council 1/15/02
possible development parcels,and
suggests the sequence of
development for those parcels.
Will require feedback form
developers during proposal stage.
What public improvements should Ehlers/DSU/ 8/1/01 -
Determine critical be in place to accommodate City Engineers 10/1/01
public improvements development. Examples include .
roadways,storm sewer ponds,
streetscape,etc. Ideally the cost of .
those improvements will be
recovered from the development ■
Prepare RFP Materials for developers including Ehlers/City 8/1101 -
materials market data,development engineers/city staff 10/1/01 ■
framework, program request
forms,base maps and documents. .
Market to qualified The information developed from Ehlers/City Staff Current- Ehlers and DSU
developers the steps above will be used to 10/1/01 maintaining ■
provide information to developers. contact with
Based on this information major
developers will be requested to developers. REJ •
provide development proposals for. article provided
all or portions of the site. good base info
piece.
orthwest Quadrant Redevelopment Plan St. Anthony Village Page 6.2
Pre-proposal Provide opportunity for developers to Ehlers/DSU/ 10/15/01
■ conference hear and see development framework City Staff
and ask questions.
■ Review/evaluate Development proposals will be Ehlers/DSU/ 12/1/01 -
development reviewed and evaluated on the basis City staff 1/15/02
■ proposals of financial feasibility,compatibility
with approved design concepts and
■ guidelines,developer experience,
developer ability to secure financing,
developer design flexibility and ability
to work with existing businesses and
area residents.During this phase
efforts will be made to identify
financing"gaps"and locate potential
revenue sources to fill those gaps.
Source may include land write-downs,
tax increment,state and county
grants.
Developer selections Based on results of the evaluation,a City Council 1/15/02-
preliminary selection is made of one 2/28102
or more developers. During this
preliminary development stage further
detailed analysis is made of market,
financing and planning issues.A more
refined site plan is prepared and
evaluated based on community input
■ and market analysis.The information
from this stage is used to evaluate
overall project feasibility.
Preliminary Projects which appear feasible are City 3/1/02-6/1/02
■ development progressed to development Council/Ehlers/City
agreement phase agreement negotiations. During this Atty/City Staff
. phase timing,design,financing,land
acquisition and a variety of other
r issues are addressed and resolved in
the form of an agreement between the
■ city and the developer.The
agreement requires developer to
. secure financing,planning and other
regulatory approvals and land
acquisitions.
Development After an agreement is executed the City 6/1/02-
agreement phase developer addresses and hopefully Council/Ehlers/City 12/1/02
resolves contingencies including Atty/City Staff
financing,planning and other
regulatory approvals and land
acquisitions.After all contingencies
are removed the developer may
proceed with development
Construction Actual construction. Likely to be
phased.
Northwest Quadrant Redevelopment Plan St. Anthony Village Page 6.3
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EHLERS
a ASSOCIATES INC
To: City of St. Anthony Village
From: Mark Ruff
Jim Prosser
Subject: Redevelopment Issues
Date: July 2, 2001
Attached is a suggested schedule for the Northwest quadrant redevelopment. Develop-
ment management services would be provided by Ehlers&Associates, however several
other firms and groups play a key role in the redevelopment process. It is important to
note that there are a number of critical City Council decision points during this process.
These points have been identified in the schedule matrix.
A second key issue is that it is likely that the redevelopment will be phased over time.The
actual phasing components are best determined after proposals are received and evalu-
ated. It is recommended that the City permit developers to submit proposals for all or part
of the redevelopment area. This will increase project coordination challenges but may
increase the number of development proposals to consider.
■
An obvious concern is the impact of the new tax law on redevelopment financing. Exact ■
estimates will not be possible until new tax rates are available from the County and State
later in 2001. Tax rates depend on the revised net tax capacity for the city based on the ■
new class rates. In addition tax rates may be increased,even without new city spending,
because of loss of state aids. Generally speaking,the impact on rental property develop-
ment is likely to be neutral. Any decrease in property taxes will increase net income from
the development assuming the property price points remain the same. Given the current
housing shortage that is a reasonable assumption. TIF projections from commercial will
be reduced due to the approximately 40% decrease in class rates.
The funding gap between the cost to acquire property for redevelopment and public im-
provements and the revenue from land sales for development and tax increment has ■
widened because of the new tax bill. The amount of outside assistance from state and
Metropolitan grants will need to increased.
The estimated land assembly cost for the Apache Mall area (including acquisition, reloca-
tion, demolition and cleanup) is $30 million. This excludes the existing Equinox apart-
ments, the Cub Food store and the LG Anderson medical building. Public improvements
are estimated at $3 million.
A preliminary financial analysis of the alternate options is provided in the table below. For
comparative purposes the analysis shows current law and estimated impacts based on
the new tax law. The exact impact of the new tax bill cannot be determined until the state ■
and county provide additional data regarding net tax capacity and tax rate changes.
Northwest Quadrant -•- - Plan Anthony Village
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Preliminary Financial Analysis -Current Tax Law
Concept Land Sales Proceeds Tax Increment Gap
■ Residential/Retail $6 million $22 million $5 million
Corporate Campus $5.2 million $25.3 million $2.5 million
■ Preliminary Financial Analysis -2001 Tax Law
Concept Estimated Land Sales Estimated Tax Gap
Proceed Increment
Residential/Retail $8.5 million $12 million $ 12.5 million
Corporate Campus $6.3 million $15 million $11.7 million
. Land assembly cost may be reduced by phasing developments to permit relocation of
existing businesses. Additionally several developer have indicated that there may be
. ways to reduce the estimated cost of demolition ($6 million)for the Apache Mall.
The changes in the tax law increase the need to begin discussions with U.S. Bank re-
garding Apache Center land cost and development options prior to soliciting proposals.
Reviewing the development framework and timetable with U.S. Bank will provide an op-
portunity to assess the options for determining land value. Ehlers has not engaged in any
discussions with U.S. Bank since the inception of the study.
Northwest Quadrant Redevelopment Plan St. Anthony Village Page 6.5
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oil Appendix A
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Introduction
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The City of St. Anthony Village, situated in both
Ramsey and Hennepin Counties, is a first-ring
■ suburb of Minneapolis. Located in the heart of
the metropolitan area, five miles northeast of
downtown Minneapolis and eight miles northwest Fridlel New
of downtown St. Paul,the city is easily accessible Brighton
via 1-35W, County Road D, Highway 88, Highway j j Shorevi
280, 1-94, Silver Lake Road and 1-694 and High- """°P -Study '"den Hills
way 10 via Silver Lake Road. Despite its central Coln hia
Heigh
■ location, St.Anthony has been able to retain all of _
the advantages of a small community. The resi- Mit eapo is
■ dents value their quality of life and actively pursue h• n Roseville
projects that maintain the feeling of being a "vil-
lage." Currently, St. Anthony is a fully developed Falcon
Lauderdale Heights -
community and possesses very little undeveloped _
land.
St.Paul
The City of St.Anthony Village operates under the
Council-Manager form of government. It is gov-
erred by a five-member Council consisting of a
mayor and four Council members elected at large Area:Population:8,419(1998 est.)
square miles
Populatio
on a non-partisan basis to four-year terms that
■ overlap. Land use and development in the Com-
munity are governed by the City's Comprehen-
sive Plan and Zoning Ordinance as interpreted
by the Planning Commission and City Council.
The Northwest Quadrant Study Area LANU tisE cxrEGOR,
'Single family
The Northwest Quadrant Study Area encom- =T,,oFaml,
MLIIII-Family
passes an area of approximately 250 acres,which Mobile Ilow park
is 15 percent of the total area of the City of St. Retail Se„ice
It contains the entire cross section of �'"Jd'v'"'
Anthony.
, ` _ ®Park S'Open space
uses present in the village, including the park- = MIl,�htdti°..a'
like open space of the Salvation Army Fresh Air SgV6PLalt6 - �Vatet
o al'allt
Camp (70 acres, not currently accessible to the P.ATITRN OF LAND[ISE,11.1i
general public), the 450,000 square foot Apache - Sainil. hony`illage
Mall, a Cub food store, and varied office, com-
mercial and retail uses facing Stinson Blvd. and e to
Silver Lake Road. Although primarily defined by SNB`
the mall and the Fresh Air Camp, approximately N
■ 40 units of single family housing are located along
the southern shores of Silver Lake, and 145 units
of multi-family housing are located on the south
side of Silver Lane, making the area home to ap-
proximately 350 people. _
-- d Co.Rd.D ,
Northwest Quadrant Redevelopment Plan St. Anthony Village Page A.1
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South Section: Apache Mall, Office, Commercial and Residential Uses
A large number and variety of uses exist in the south section of the study area. The Apache Mall building ■
and associated properties dominate the interior of the site, as they currently occupy approximately 35
acres. Stand-alone retail and commercial properties have developed along Silver Lake Rd. and Stinson
Blvd.. In 1996, a sizeable portion of the interior of the site on the north side of the mall was sold to allow for
the development of a Cub grocery store. The old Super Valu store that was located along the southern
boundary of the site near Stinson Blvd,was demolished but remains part of the land held by the mall owner.
On the west side, 391'Ave.continues into the interior of the site and borders a number of small commercial
uses and office buildings.
Immediately south of Silver Lane is the 140+ unit Equinox Apartments housing complex. The complex is ■
comprised of nine buildings located in two clusters. The complex is isolated from Silver Lane by a tall
berm running parallel with the road and is partially shielded from the commercial development on the
other side by rows of garages.
The area now contains the following structures:
- --- - -
Uses in South Section of Stuff Area_ _
I Apa ache Plaza - - -- — - -- — -- ---- -- ------------ --- -'
che o site
Apache Cub Foods 1 Apache Squares--------------- —--- --- - .. . -- - --- - - --
Apache Office Park Office building -_ Car wash
Silver Lake Road frontage
Taco Bell Tires Plus Conoco
St.Anthony Village Liquor Warehouse Mini Mall(Video Update,Great Clips, US Bank
tobacco shop)
Exhaust Pros Hardees(vacant) Goodyear -
Citv utilitv buildin
Stinson Boulevard frontage
Baker's Square restaurant Don's Car Wash Conoco
Firestone Service The Apache
37u Ave frontage__ ■
Apache Animal Hospital Industrial Custom Products Gas Station(vacant) ■
Silver Lane frontage
Equinox Apartments
No�hwest Quadrant Redevelopment Plan St. Anthony Village Page A.2
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■ Ownership
Property ownership is as varied as the uses in the south section of the study area.
■ The Ste. Marie Company is the largest land holder, owning the Apache Mall
property, the US Bank branch site, the Taco Bell property and a sizeable vacant
■ _ �- parcel to the west of the mall where the old Super Valu store was located. The
■ _ Cub food store site is owned by Supervalu Inc., while other properties along
Silver Lake Rd. are held by various owners, as are the commercial and office
■ properties on the Stinson and 3911 Ave. side of the site.
Apache Plaza Mall
Originally constructed in 1961, Apache Plaza was one of the first enclosed malls
■ in the Twin Cities. The mall building contains 336,000 square feet of leasable
area on the ground floor and 100,000 square feet in the basement. It was the
■ primary regional mall for the northern suburbs until construction of the Rosedale
■ Mall in 1972. Rosedale's size, superior highway access and tenant mix ad-
versely affected the economic viability of the Apache Plaza, which declined to
the status of a large community shopping center and lost several major tenants.
■ _ -- _ _ In 1984, Apache Plaza was struck by a tornado, which caused substantial clam-
age. The mall was renovated, resulting in a number of new tenants, such as
Herberger's. In 1989, however, additional tenants vacated in favor of new retail
■ developments in the Rosedale area, resulting in an extremely high vacancy rate.
Currently, the mall is less than one quarter leased.
The City has been planning for redevelopment of Apache Plaza since the mid-
1990's. The City's 1998 comprehensive plan identifies Apache Plaza as a com-
mercial redevelopment opportunity area. In early 2000, a developer presented
the City with a proposal to adaptively reuse the existing mall building for a mixed-
use office/high technology industrial facility. The proposal was ultimately not
approved, although the City did implement two important regulatory changes to
■ promote flexible redevelopment at the site. At this time the City was also aware
that the Salvation Army planned to vacate and sell the Fresh Air Camp site lo-
cated to the north of Apache Plaza across Silver Lake.The City seized the oppor-
tunity to rethink the future of the entire quadrant of the city, which has led to this
■ master planning process.
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Northwest Quadrant Redevelopment Plan St. Anthony Village Page A.3
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Middle Section: Silver Lake ■
Single Family Homes ■
North of Silver Lane is a neighborhood of single family homes that wrap the southern shore of Silver Lake. ■
Silver Lake ■
See lake quality report and watershed impact from WSB Engineering. ■
North Section: Salvation Army Fresh Air Camp ■
The north section of the study area is occupied entirely by the Salvation Army's Fresh Air Camp. Estab-
lished over 75 years ago, the camp allowed children to escape the confines of the city and enjoy an ■
outdoor camping experience. The total site area above the Silver Lake water line, excluding two small ■
islands, is 69 acres, of which approximately 6.5 acres consists of open water wetland, while a significant
proportion of the remaining site is wooded. The two small islands, one of which is connected to the ■
mainland by a pedestrian bridge, occupy 5.5 acres. Originally located outside the city, urban development
has long since surrounded the site, thus diminishing its attractiveness as a camping area. The camp also ■
features a conference center facility which has recently been operating at a deficit. Therefore, the Salva-
tion Army has decided to sell the camp and open a new facility in Backus, MN.
Land Uses Surrounding the Study Area ■
The study area is surrounded by predominantly residential areas of a number of different types. North of ■
County Road E in New Brighton is an area of single family homes, both of a smaller scale 1950-60's"
suburban model, and a newer, larger scale development. On the east side of the site across Silver Lake
Road from the Salvation Army site is a townhouse development and two areas of apartment buildings near
County Road E and Silver Lane.Across Silver Lake Road from the Apache Plaza portion of the study area ■
is a mix of townhouses, office and commercial properties, with a single family neighborhood behind and
to the north of 3911 Ave.,and an area of apartments located on either side of the railroad tracks.South of the ■
study area across 37'h Ave. is a single family neighborhood leading to the heart of Saint Anthony. In
Columbia Heights, on the west side across Silver Lake Road, are a series of apartment buildings and a ■
single family neighborhood further north, bordering the lake and the Salvation Army site. ■
Site Analysis ■
The Salvation Army property is comprised of seventy acres of largely wooded land to the north side of Silver ■
Lake. The site has a conference center, camp, maintenance buildings and parking developed on site.
The property has three access points, two off County Rd. E (full access) and one off Silver Lake Rd. ■
(southbound access only).There is noticeable topography, particularly off County Rd. E in the center of the
site and approximately five acres on the eastern edge. Silver Lake is a water body of approximately 80 ■
acres with development down to the water's edge along the south and west sides, and the Salvation Army
property on the north and northeast sides. ■
The south section of the study area is dominated by the Apache Mall and associated parking,with the Cub ■
food store and Equinox apartment complex being the two largest other uses. In addition there are twenty ■
other buildings housing various businesses grouped along Silver Lake Rd. and Stinson Blvd. The area
was developed through a series of incremental decisions that have made for an uncoordinated patchwork ■
quilt that lacks coherency of form and function. The area has a number of physical constraints. The study
j °^ = area is traversed by a railroad line near the southern edge which restricts access to the site.Along most of
the length of Silver Lane, a large berm exists on the south side that separates the single family homes
o.
fronting the lake from the apartment complex and commercial activity to the south. The apartment com- ■
Northwest Quadrant Redevelopment Plan St. Anthony' Village Page A.4
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■ plex itself is further isolated by the positioning of garages to encircle the buildings on the remaining sides.
Three storm runoff ponds are located around the Cub food store. The 330,000 square foot Apache Plaza
■ building and a largely unused, associated surface parking area dominate the interior of the site along with
a vacant parcel to the west that used to house a grocery store.
■
■ 49s . C. Rd F -
er
C
■ i Silver Lak :-
_ � beach
f 1'
■ r ,
■ `Silver
■ ire Par�.� ��.; �
Afro fYE , 50
awl-I
r. (
Mon 2- o
■ _Par _ 99th �l
1
■ ti a9m'Ae
_ "`�"F �, f « ►-- � f _fir.
. _ 11M Ave - H
■ ,
! -
■
Key:
Park
■ Study area Land Use
City Boundary St. Anthony Village
■ County Boundary Northwest Quadrant
Single Family Redevelopment Master Plan
■ Apartments St.Anthony.MN
Vacant land
Commercial/Retail ■
Office NORTH
■ - Town Homes
■
Northwest Quadrant Redevelopment Plan St. Anthony Village Page A.5
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or lrll�
Agr
j�.
Large Wcoded areas
_ ■
.4. � ■
�- h
Silver La = m _
i`�f� - ■
e es a
�• - 'Walk ■
- - 5UQcp,aincle ■
family residential
r � ■
P�ri.,1)6��. "` #A artmenis
■
: Internally focused
S _ Runoff Water ■
• ,� Mixed Use Suburban .
Pr�stemon Z �� o � -r� ; _ �Commercial
Perrc c F
39t,3
Apache -
Tr,F.F—
F77�� Plaza
w+NE +rte 'Underutilized
- r _ •Commercial Space
"" - -�I Unused Lar e
— Surface Parking
a
t
AN _
�; aLack of Access ■
Jr f To Site
Key:
Park ------ Physical barriers ■
Study area
Existing Vegetation Site Analysis
St. Anthony Village ■
Northwest Quadrant
Redevelopment Master Plan ■
St.Anthony, MN
Northwest Quadrant Redevelopment Plan St. Anthony Village Page A.6
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Transportation
Although well served by arterial roads with convenient connections of less than six miles to 1-694 and I-
■ 35W,the study area does not enjoy any direct access to the interstate highway system.
Street Pattern
Road Classification Jurisdiction — ---- T Average Daily
Traffic Counts
j Silver Lake Rd A-minor arterial,divided i Ramsey County 16,500(1998)
Lroute
■ ! There are three entrances to Apache Plaza and Cub grocery sites,one of which is
j signalized.Signalized intersections contains a right turn lane and a protected left turn j
■ into the site.Unsignalized accesses have left and right turn lanes.All three accesses
provide free right turns for exiting traffic and merge lanes. There is a single entrance to
■ I Salvation Army site,southbound right turn only.
371"Ave NE I A-minor arterial i Hennepin and Ramsey Counties i 10,000(1994)
(County Rd D) (1998)
■ i I No direct access to project area.
I
County Rd E B minor arterial _ __Ramsey County 1 4,700�1998�
-- ----
Two entrances to Salvation Army site,left and right turn unprotected turns.
Stinson Blvd. j collector-,four lane__—�City _ — i 9,000(1994)
i Two entrance to Apache Plaza site,one signalized.Access to office and commercial
i properties.
Silver Lane j collector C __ _ 2,400(1994
_f Access to residential properties bordermg lake and mall.
• 11
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y,
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+� ' Traffic counts and classifications
Northwest Quadrant Redevelopment Plan St. Anthony Village Page A.7
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Railway Right-of-Way ■
A Soo Line rail right-of-way runs through the site on the south side, separating all but a sliver of the site
from 371h Ave. and the rest of St. Anthony. ■
Parking IN
The Apache Plaza Mall site and adjoining office development are developed in traditional suburban ■
fashion with a central building surrounded by considerable expanses of surface parking. The Apache
mall site itself currently possesses approximately 1550 parking stalls. ■
Transit ■
Apache Plaza Transit Connections Significant changes have recently been
implemented by Metro Transit for the ■
;ail�v+�
Fain:ay �, Northeast metro area, including the
�r ■
f e.; ' j ty Ra E study area. Three buses now serve the
t n cup 65 vicinity of the project area, the 4, 25 and
65 Nub i$ Ir'�i ,I��7 '�a SS 801.
,•c,d,,,y 3 .� ,mac �; ■
Route 4 runs from downtown Minneapo-
lis to New Brighton, passing the south
•_ ym end of the site along 37th Ave. NE. The
`.W," L service runs from 4 a.m.to 1:30 a.m.with ■
- r '° ,a half hourly/hourly service during off-peak ■
' Cy yxto ,
W a N t C. :, �== hours and 10 to 15 minute rush hour
�
st. • �..
sk* service. The 4B ends its run at the ■
Apache Plaza, entering and exiting via
Gr;
S ,1� ,,,„ Stinson Blvd. ■
'��^ AC Route 25 runs from Minnetonka Blvd.
Woo-
and
France Avenue in the south metro
through downtown Minneapolis to North- ■
11_ town, passing the site along Silver Lake
Road. The service runs from 5 a.m. to 7 ■
p.m. with half hourly/hourly service dur-
ing the off-peak hours and 6 to 15 minute ■
rush hour service.
Route 801 runs from Roseville to Brooklyn Center, passing the site along 3711 Ave. NE and entering the ■
mall site via Stinson Blvd.The service runs from 5 a.m.to 9 p.m. with hourly service during both peak and
off peak hours. ■
Pedestrian and Bicycle Circulation ■
Sidewalks are discontinuous around and within the study area. They currently run on both sides of Silver ■
Lake Road along the entire study area, but only partially along Stinson on the east side from 371h Ave. to
3911 Ave. No sidewalks exist along County Road E to the north of the Salvation Army site or along Silver ■
Lane through the site. The only visible sidewalk within the Apache portion of the site is along 3911 Ave.
from Stinson to Apache Lane near the Mall. Very limited designated bicycle circulation is located near ■
the site. The City's comprehensive plan denotes Stinson Boulevard from 3711 to Silver Lane as a bike
route. ■
Northwest Quadrant Redevelopment Plan St. Anthony Village Page A.8
■
■
■
Fridle New
Brighton j
Shorevi�
;Hilltop Study Arden Hills
_Area
Colu bia
Heigh s
. o
Min eapol s
6 Roseville
■ �.
i
Lauderdale Falcon
Heights-- — - -
66 '
66 I
. St. Paul II -
6t
■
6
Regional Transportation Context
■ St. Anthony Village Apache Plaza
Salvation Army Open Air Camp
■ Redevelopment Master Plan
St.Anthony, MN
/N�
. /, 500 0 500 1000 15 00 Feet
Northwest QUadrant Redevelopment Plan St. Anthony Village Page A.9
■
I
I
y _ Y��F tJ�W BRIC;M7aT} 5 ■
`- aNatlon
Ar
Flesh Air C
�• ak ti
11111 1 .0
•Prestemon z7 c++N _. ,w ° ■
Park
. 41h_ver
Avg NE-
�
Key.
Park Transportation Analysis
i I . Major Transportation Routes
St. Anthony Village
.......0- Minor Transportation Routes
Access Points to Site and Camp Northwest Quadrant
Redevelopment Master Plan
Existing Sidewalks St. Anthony. MN
Bus Stops ®� ■
■
Northwest .I Redevelopment Anthony .1' �.1' ■
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Appendix B
■
■
■
■ Summary of Findings
.Market Study of St. Anthony Redevelopment Area
■
■ Introduction
■ Maxfield Research Inc. was retained by the City of St. Anthony to conduct a comprehensive
market potential analysis for the redevelopment of the Apache Mall site and the Salvation Army
■ camp in St. Anthony, Minnesota. Our study includes an analysis of growth trends and demo-
graphic characteristics and the impact of these trends on the housing, retail and office markets in
St. Anthony. Our research also includes an analysis of current market conditions and the exist-
0 ing supply of housing, retail and office space in the market area. The market area varies for each
type of use, but generally includes northeast Minneapolis, northwest St. Paul, Falcon Heights,
Roseville, New Brighton, Columbia Heights, and Fridley (the draw area is largest for office and
smallest for retail). Maps are included with this summary which outline the individual draw ar-
eas.
■
■ Demographic Trends and Characteristics
■ • The St. Anthony Market Area is characterized primarily by an aging population base, a
■ strong family market and higher household incomes compared to the market area as a whole.
• Our review of population, household and employment growth trends in the market area re-
vealed modest growth during the 1990s and a slowdown in growth projected for the 2000s.
■ However, in St. Anthony as in many first-tier communities throughout the Twin Cities, we
■ are seeing renewed interest and success with redevelopment which has enhanced growth for
communities that were previously believed to be on a downward spiral.
■ • We have seen housing redevelopment spike household growth in communities such as
Burnsville, Richfield, St. Louis Park and Roseville. Previous projections (based on avail-
able land) indicated these communities would likely lose population. However, increasing
■ densities and redeveloping underutilized parcels has actually resulted in population and
household increases for these cities and a turnaround of the projected trend.
■ • Although St. Anthony was previously projected to experience an increase of only 75 people
and 50 households during the 2000s, the redevelopment of the subject properties could sig-
nificantly increase these figures into the hundreds. Current market conditions support St.
Anthony's ability to capture additional people and households through redevelopment.
■
• Similarly, strong economic conditions have resulted in substantial employment increases in
many submarkets throughout the Twin Cities. During the 1990s, the market area added
,♦ Page 1
■
Summary of Market Findings-St. Anthony Redevelopment
7,063 jobs (an increase of 5.1%). During the 2000s, the market area is projected to add an-
other 5,175 jobs, an increase of 3.5%). However, the current job market remains tight (un- ■
employment rate at 2.1% for November 2000) and despite a slight slowdown in the national
economy, the Twin Cities remains well below full employment.
• The St. Anthony market area is characterized by a moderately high base of families with ■
children, and a higher proportion of older adults (55 to 64) and seniors (65+) and compared ■
to the Metropolitan Area as a whole. This indicates potential strong demand for move-up
for families and alternative housing products that would appeal to older households who ■
may prefer less maintenance and have a desire for greater mobility. There is also the ability
to attract new household segments into this area through the development of additional
housing product geared to different market segments (i.e. young professional singles and
couples).
• The 2000 estimated median household income in St. Anthony is $60,378 compared to
$48,173 within the study area as a whole. This income figure suggests that St. Anthony can ■
likely support move-up housing and higher-priced units than some of the surrounding
neighboring communities. Of course, the pricing of any development will depend on a
number of factors, including site characteristics, existing competitive market conditions, ■
competitive planned developments and the product types to be developed.
• Our review of household tenure (owner/renter) in St. Anthony and the surrounding market •
area reveals that St. Anthony is very similar to the Twin Cities Metro Area as a whole. The
proportion of owner to renter households was roughly 65% owner/35% renter (68%
owner/32% renter in the Metro Area) in 1990. Although estimates are not available for
2000, the lack of rental development during the 1990s and the increased building of owned ■
housing units has resulted in the proportion of owned dwelling units increasing slightly
against the rental housing proportion. We believe that this is true for the Market Area as
well.
• St. Anthony has several characteristics that make the community an attractive residential ■
location.
--It is centrally located within the Metropolitan Area, easily accessible to both Downtowns,
the north suburbs and the metro freeway network.
■
■
Page 2
■
■
■ Summary of Market Findings-St. Anthony Redevelopment
■ --Its existing housing stock is affordable;
■ --The community offers a variety of retail goods and services and major shopping is located
not far away at Rosedale;
■ --Its school district has an excellent reputation;
■ --The community is close to major employment concentrations.
Demographic trends indicate that as the echo boom moves into its household formation years
■ (beginning this decade), there will be an increased demand for entry-level housing. Also, as the
baby boom generation and the senior populations age, they will continue to seek alternatives to
their single-family homes. Developing housing to meet these growing needs will attract new
residents and retain existing residents through the provision of a housing stock that meets life-
cycle needs.
Existing Market Conditions and Demand Calculations
■
Housing
■ Maxfield Research examined the potential demand for a variety of housing product types on each
■ of the sites. Specifically, we identified the potential for developing single-family homes, for-sale
townhomes, general occupancy apartments and senior housing on each of the redevelopment
parcels. The following paragraphs summarize the key findings of this research.
A strong housing market exists in the Twin Cities and especially within first-tier suburban areas.
The price appreciation of existing homes in suburbs around the Metro and in St. Anthony have
■ escalated dramatically within the past two years. Strong household growth and a renewed inter-
est in living closer to work and services has resulted in these core areas regaining popularity that
had been lost in the 1970s and 1980s. Incorporating new housing on in-fill and redevelopment
■ sites has often proved to be very successful, providing existing and future residents with updated
features and amenities that are not typically found in older homes.
■
. Single-Family Home Values
• Median single-family home values in St. Anthony and surrounding market area communities
■ have appreciated, on average, by 13.3% between 1998 and 1999 and 9.4% between 1997
and 1998.
■
• Market times dropped dramatically in 1999, testament to the exceptionally strong housing
■ market. Although mortgage interest rates edged up somewhat in 2000, it has not signifi-
cantly affected housing demand. Buyers continue to purchase and prices for homes in high
demand areas are often bid-up.
■
■
■
Page 3
■
Summary of Market Findings-St. Anthony Redevelopment
• In the St. Anthony, New Brighton, Mounds View district, the median home value increased
from $125,500 in 1998 to $137,000 in 1999. This increase equals 9.2 percent for the year.
Figures for year-end 2000 will not be available until the end of January 2001.
• We have projected that the St. Anthony redevelopment areas could support between 50 and
60 single-family homes. However, development of single-family homes would likely be re-
served for the Salvation Army site. Although the market would prefer the highest amenity
parcel for development of single-family lots, we caution that this may not be the highest and
best use of the property.
For-Sale Townhomes
• There is a strong market for for-sale townhomes, as evidenced by the successful develop-
ment of many new projects in the St. Anthony market area during the late-1990s. About 700
townhome units were built in the market area during the 1990s, or about 30% of all housing ■
units. These units were well-received in the marketplace.
• With a decrease in the amount of land available for new single-family homes, a greater di- ■
versity of life-styles and new housing products to address life-cycle housing needs, we proj-
ect that this proportion will rise over the next decade. Originally, the townhome product ap-
pealed almost exclusively to either first-time homebuyers or to senior moving from their
single-family homes. In today's market, townhomes appeal to households across the entire ■
age, lifestyle and income spectrum. Townhome products with a variety of designs, features
and amenities have been developed to appeal to these different market segments.
• We have projected that the St. Anthony redevelopment areas could support between 300 and
330 units of for-sale townhomes of different product types.
Rental Housing .
• We found that the apartment vacancy rate in the St. Anthony Housing Market Area is under
1.0%, which is very low and indicates that there is pent-up demand for additional rental
units (a healthy rental market should have a 5.0% vacancy rate to allow for consumer
choice).
• The lack of apartment development across the Twin Cities Metropolitan Area has resulted in
increasing rents which has helped to make new construction possible. New market rate
apartments in the Twin Cities currently command rents of$800 per month for a one-
bedroom unit to $1,500+for three-bedroom units. At these rent—levels, the market is
largely a "lifestyle" renter, households who prefer to rent their housing rather than own for a i
variety of reasons. The largest market segments are mid-age professional couples and sin-
gles and empty-nesters and seniors. i
• We have calculated that pent-up demand plus demand from projected household growth re- �.
sults in a total market area demand of about 860 units, of which the St. Anthony redevelop-
ment area could capture 410 to 450 units.
Page 4
Summary of Market Findings-St. Anthony Redevelopment
Senior Housing
■ • Independent Senior housing has now achieved relatively strong market acceptance across
the Twin Cities and a full spectrum of senior housing products are currently available in the
Twin Cities market. These housing products range from an age-restricted townhome unit
across the service spectrum to service-intensive assisted living housing. The majority of the
senior market still prefers housing with few services or no services at all.
• The overbuilding situation that occurred in the 1980s has since dissipated and the Twin Cit-
ies Metro has had more senior housing units added during the 1990s than during all of the
1980s, with vacancy rates remaining low, below 5% for most senior housing product types.
• In the market area, demand has proven to be very strong for independent senior housing, as
there are virtually no vacancies among the roughly 1,100 units we surveyed (670 and 430
■ were built during the 1980s and 1990s, respectively). Our calculations revealed demand for
more than 1,000 senior housing units in the market area. We project that the St. Anthony
redevelopment areas could support between 230 and 280 units.
r Off ce
. • Overall employment in the St. Anthony Office Market Area increased by 10% during the
1990s, and is projected to increase by 11% over the next decade. This growth will result in
demand for almost 3,000,000 additional square feet of office space in the market area over
the next 10 years, since the overall office vacancy rate in the market area is about 10% (10%
is normal for a health office market).
• However, the subject properties' distance from the freeway network (location on a major
■ freeway is a must for most larger office tenants) will limit demand primarily to small to me-
dium-size businesses (particularly those serving the general area). We project that the St.
Anthony redevelopment site can attract 5.0% to 8.0% of the total demand, or 146,000 to
235,000 square feet of office space.
■ Retail
• We find that residents of the St. Anthony Retail Market Area purchase a high percentage
(about 50%) of their retail goods and services outside of the market area. This is due to the
proximity of large shopping centers close to the St. Anthony Retail Market Area, particu-
larly the Rosedale Shopping Center area.
• Based on our analysis, we find that there is not a need for additional retail space in the mar-
ket area, but there is a potential to reposition some of the existing centers (a total of about
275,000 square feet of retail space) to recapture expenditure to retailers outside the market
area. We believe that the Apache Mall's location lends itself redevelopment, but with no
more than 75,000 total square feet.
Page 5
■
■
Summary of Market Findings-St. Anthony Redevelopment ■
Recommendations ■
Housing ■
• General-occupancy apartments, for-sale townhomes, and independent senior housing would ■
all be successful on the redevelopment site. Demand is greatest for general-occupancy
rental and moderate price townhomes. We believe that due to the lack of quality sites for ■
general-occupancy rental housing in the market area (and the entire Metro Area), the site ■
would serve the greatest need if developed with general-occupancy apartments.
■
• We estimate that the market can support up to 330 for-sale townhome units. We recom-
mend a project with a mix of both one-level and two-level units with attached garages. ■
• Based on the strong demand for independent senior housing in the area, and our analysis of ■
existing senior projects, we believe that the area can support between 230 to 280 units of ■
senior housing that offer few or no services (meals and limited services should not be in-
cluded in the monthly fee). The project could be either rental or a cooperative. ■
Off c ■
• Because the redevelopment site is not located on a major freeway, the base of potential of- ■
fice tenants is reduced primarily to small to mid-size companies, particularly those that serve
local residents and businesses. Larger companies typically draw employees from across the ■
Metro Area and prefer locations along major freeways, which have greater access and visi-
bility. ■
Retail ■
• Recommend primarily service, specialty and convenience retail that would serve the sur- ■
rounding neighborhoods. The retail would have a primary draw area of approximately one
mile. It will not compete with larger centers such as Rosedale, the Quarry, and Har Mar ar- ■
eas which have a critical mass of space and draw customers from a large area. We recom-
mend that the retail should be developed in conjunction with housing on the Apache Mall ■
site.
■
• Existing retail and services should be incorporated within a reconfigured retail district on the
site. Existing services and other retail businesses whose market position and focus is consis-
tent with service and convenience retail will be important to retain. ■
• The current retail configuration on the Apache Mall site is not cohesive. Retail uses on the ■
site must be located in a manner that provides customers with convenient access and visibil- ■
ity. However, incorporating housing in close proximity and clustering the retail uses closer
together will create a better synergy and will enhance revenue generation. ■
■
■
Page 6 ■
■
■ Summary of Market Findings-St. Anthony Redevelopment
■ Demand Summary
St. Anthony Redevelopment Area
2000 to 2010
Housing
For-Sale Townhomes 300-330 units
Market Rate Apartments 410-450 units
Market Rate Senior Housing 230-280 units
Office 145,000-235,000 sq. ft.
Retail(Redevelopment) 75,000 sq. ft.
. Source: Maxfield Research Inc.
■
Page 7
■
■
Summary of Market Findings-St. Anthony Redevelopment ■
■
■
■
St. Anthony Housing Market Area
■
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■
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■
Maxfield Research Inc.
■
■
■
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■
Page 8 ■
■
■
■
■ Summary of Market Findings-St. Anthony Redevelopment
■
■
■
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Appendix C
■
■
City of Saint Anthony Village
Apache Plaza
■ Cost Analysis for Demolition and Site Preparation
■
■
■
■ Index
■
■
I. Cost Estimate
® I1. Architectural Description
■ III. Structural Description
■ N. Mechanical Description
■ V. Electrical Description
■
VI. Civil/Site Description
■
® VII. Environmental Description (Wenck Associates)
■
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I. COST ESTIMATE ■
APACHE PLAZA COST ESTIMATE OVERVIEW
The following cost estimate pertains to demolition of the existing Apache Plaza Mall structure, and ■
preparing the site for future development.
Demolition
Costs within the demolition price are based on a walk through by HGA on December 12, 2000. The
walk through included Jim Monk, the on-site facilities engineer, HGA's Architect, Cost Estimator,
Structural, Mechanical, Electrical, and Civil engineers. (See specific narratives by each discipline
within this report for further information.) The quantities used to price this study have been defined ■
within each specific narrative. For the most part, drawings for Apache Plaza were not available so
the information collected during the walk through accounted for the majority of the knowledge on ■
which this estimate is based. Two distinct areas, structural steel construction and concrete
construction, comprise the major building demolition. Scrap for demolished metal material clearly
shows a rebate for the project. The cost of the rebate will fluctuate depending upon how the market
fares at the time this work would be put out for bids. Foundation demolition was defined separately
from the building demolition as described in the estimate. .
Asbestos Abatement .
Wenck Associates, Inc. has supplied all costs included for this section. HGA has included from the
cost study from Wenck, the cost for removing all friable and non-friable asbestos material prior to ■
demolition. It should be noted that within this section, the cost to remove asbestos floor tile prior
to demolition might not be required based on current demolition practices. City and government
agencies will need to be contacted for further information to clarify if the tile can remain during the
demolition process. This estimate includes a cost of$845,000 to remove the floor tile prior to
demolition. Noted also in the cost study are other hazardous material costs that are included as ■
described in the Wenck document. See Wenck document for further clarifications.
Clearing of Site
Asphalt paving around the existing building has been figured to be totally removed from the
property.
Excavation, Grading & Backfill
After all debris has been removed the basement volume will need to be filled in to bring the site to a
level condition. Borrow material will have to be hauled to the site from a borrow pit to complete this .
operation. Rough grading will take place in conjunction with the filling of the basement area to
establish consistent grade elevations. ■
Site Drainage & Utilities
Removal of existing utilities and the relocation of storm, sanitary and water along the east side of
Silver Lake Center are included in the costs for this estimate. The civil/site description clearly
defines the lines that could stay during demolition but highly recommends that they be moved. Cost ■
saving could be achieved for the storm and sanitary if they aren't relocated.
Roads and Walks •
Costs in conjunction with the relocation of the storm,water, and sewer as described above include .
the repair of existing paving and curbs as described in this section.
2 .
■
Lawns and Plantings
Repair of existing perimeter site locations as well as erosion control for the entire site after
demolition is included within this section.
Plumbing and H.V.A.C. Systems and Equipment
Almost all mechanical and HVAC equipment will be left in place and separated for scrap after the
building is demolished. If the equipment contains any hazardous material, it will be removed prior to
. demolition. All site mechanical and electrical will be capped or removed from the site as part of this
estimated costs. HGA has figured costs to do all of this work but certain items could be done by the
local municipalities. A possible saving could occur if this happens.
General Conditions
■ General conditions have been included in this cost study at 5% of the total construction cost before
construction contingency and contractor mark-ups are calculated. The purpose for the general
■ conditions is for general contractors to supply overhead and equipment to complete the project on
schedule and within the estimated cost. Items included are as follows.
• Supervision
• Contractor equipment (i.e. cranes, back hoes, bobcats etc.)
■ • Dumpsters
• Demolition permit
• Portable toilets
■ •Jobsite trailers
• Small tools and consumables
• Drawing reproduction
• Fax &Phones
• Safety/first aid equipment
* Photographs
• Etc.
All costs associated with classification are for the contractor who oversees the complete project
from start to finish. Note that other general condition costs are included in subcontractor costs as
well.
■ Construction Contingency
A construction contingency of 5% has been added to this estimate to cover unforeseen conditions
during demolition.
Contractors Fee's, Bonds, and Insurance
These are included as described in the estimate. Percentages could fluctuate depending on who may
do the work.
■ Project Escalation
A project escalation factor of 4% has been included assuming this project will start early fall of 2001.
This escalation is based on mid point of construction.
� 3
ApacpeP/azoAStReessp ■
HAMMEL,GREEN AND ABRAHAMSON,INC. ■
1201 HARMON PLACE
MINNEAPOLIS,MN 55403
Phone:612337-4100 Fax:612332-9013
■
Son Sequences: Estimate File::St.Anthony Village Apache Plaza.est-City of St.Anthony Village-Apache Plaza,St.Anthony,Minnesota ■
1.Major Item Code Estimator:Mark McDonald
2.Not Used Primary Project Ctty.484890 SF
3.Not Used Secondary Project Oty:O SF .
4.Not Used Estimate UM:Imperial
■
Report includes Taxes&Insurance. ■
2:58:48PM 1/9/01 ■
$per SF
Description Total$ Primary Qty
Total Major Item Code 0100.000 GENERAL REQUIREMENTS $220,898.00 $0.46 .
Total Major Item Code 0200.000 DEMOLITION $3,151,362.85 $6.50
Total Major Item Code 0210.000 CLEARING OF SITE $297,297.00 $0.61
Total Major Item Code 0220.000 EXCAVATION,GRADING&BACKFILL $683,295.14 $1.41
Total Major Item Code 0250.000 SITE DRAINAGE&UTILITIES $113,523.00 $0.23
Total Major Item Code 0260.000 ROADS&WALKS $25,494.00 $0.05
Total Major Item Code 0280.000 LAWNS&PLANTING $108,291.60 $0.22 ■
Total Major Item Code 1500.000 PLUMBING SYSTEMS&EQUIPMENT $6,200.00 $0.01
Total Major Item Code 1560.000 HVAC SYSTEMS&EQUIPMENT $12,000.08 $0.02
Total Major Item Code 1600.000 ELECTRICAL SYSTEMS&EQUIPMENT $20,500.00 $0.04
Total Major Item Code 1700.000 CONSTRUCTION CONTINGENCY $231,943.00 $0.48
Total Major Item Code 1800.000 CONTRACTOR FEE'S,BONDS,AND INSURANCE $372,970.00 $0.77 ■
Total Major Item Code 1900.000 PROJECT ESCALATION $209,751.00 $0.43
ESTIMATE TOTALS $5,453,525.67 $11.25 ■
4 ■
■
■
A.09118 Plan F198y
■
HAMMEL.GREEN AND ABRAHAMSON.INC.
■ 1201 HARMON PLACE
MINNEAPOLIS,MN 55403
Phone:612337 4100 Fax:612332-9013
■ Son Sequences: Estimate File::St.Anthony Village Apache Plaza.est-City of St.Anthony Village-Apache Plaza,SL Anthony.Minnesota
. 1.Major Item Code Estimator Mark McDonald
■ 2.Not Used Primary Project Oy494890 SF
3.Not Used Secondary Project Qty-.0 SF
4.Not Used HGA Comm.111:2247-001-00
■
■ Report Includes Taxes 8 Insurance.
6:19:29PM 1/5/01
■ S per SF
Description Quantity Unit S Total$ Primary Oty
Major Item Code 0100.000 GENERAL REQUIREMENTS
■ GENERAL CONDITIONS 5% 1.00 LS 220.898.00 220,898 0.46
Total Major Item Code 0100.000 GENERAL REQUIREMENTS $220,898.00 $0.46
Major Item Code 0200.000 DEMOLITION
■ DEMO FOUNDATION WALLS 23.176.00 SOFT 5.56 128.845 0.27
DEMO SLAB ON GRADE 335.000.00 SOFT 1.11 372,480 0.77
■ DEMO EXIST.SIDEWALKS 43.560.00 SOFT 0.76 33.106 0.07
MASS BUILDING DEMOLITION OF CONC.ATRIUM STRUCTURE 75,400.00 SOFT 2.90 218,660 0.45
MASS BUILDING DEMOLITION OF CONC./STEEL FRAMED STRUCTURE 409,490.00 SOFT 2.35 962,302 1.98
■ ABATEMENT OF 2'-6'PIPE AND PIPE FITTING INSULATION 1.00 LS 350,000.00 350.000 0.72
ABATEMENT OF 6'-12'PIPE AND PIPE FITTING INSULATION 1.00 LS 50.000.00 50.000 0.10
PRE-DEMOLITION SURVEY 1.00 LS 10.000.00 10,000 0.02
■ ABATEMENT OF 9'&12•FLOOR TILE AND MASTIC 1.00 LS 845,000.00 845.000 1.74
ABATEMENT OF SPRAY-ON FIRE PROOFING®BOWLING ALLEY 1.00 LS 100,000.00 100,000 0.21
OPERATION AND MAINTENANCE PLAN 1.00 LS 1,000.00 1,000 0.00
■ ABATEMENT OF BOILER GASKET 1.00 LS 1,000.00 1,000 0.00
ABATEMENT OF 2'X4'CEILING PANELS 1.00 LS 4,000.00 4,000 0.01
DISPOSAL OF PETROLEUM-CONTAMINATED SOIL 1.00 LS 30,000.00 30,000 0.06
■ DISPOSAL OF PCB CONTAINED TRANSFORMER 1.00 LS 20,000.00 20,000 0.04
ABATEMENT OF SPRAY-ON CEILING TEXTURE 1.00 LS 50,000.00 50,000 0.10
■ ABATEMENT OF DEBRIS PILES 1.00 LS 100,000.00 100.000 0.21
DISPOSAL OF PCB LIGHT BALLAST 1.00 LS 13.200.00 13,200 0.03
DISPOSAL OF PCB LIGHT BULBS 1.00 LS 9.000.00 9,000 0.02
■ SCRAP METAL DECK 0 75%(CREDIT) 307,118.00 LBS -0.05 -15,356 -0.03
SCRAP STRUCTURAL STEEL/BAR JOISTS®90%(CREDIT) 2,211,246.00 LBS -0.05 .110,562 -0.23
SCRAP REBAR®FOUNDATIONS&PLAZA STRUCTURE®75%(CREDIT) 426,210.00 LBS -0.05 -21,311 -0.04
■ Total Major Item Code 0200.000 DEMOLITION $3,151,362.85 $6.50
Major Item Code 0210.000 CLEARING OF SITE
DEMO ASPHALT PAVING 849,420.00 SOFT 0.35 297,297 0.61
■ Total Major Item Code 0210.000 CLEARING OF SITE 5297,297.00 $0.61
Major Item Code 0220.000 EXCAVATION,GRADING&BACKFILL
PLACE AND COMPACT BORROW FILL 77.713.00 CUYD 3.00 233.139 0.48
® LOAD/HAUL BORROW MATERIAL(FILL) 77.713.00 CUYD 4.50 349,709 0.72
ROUGH GRADE ENTIRE SITE 1,465,794.00 SOFT 0.06 87,948 0.18
■ SILT FENCES 5,000.00 LNFT 2.50 12,500 0.03
Total Major Item Code 0220.000 EXCAVATION,GRADING d BACKFILL $683,295.14 $1.41
Major Item Code 0250.000 SITE DRAINAGE&UTILITIES
■ REMOVE/SALVAGE EXIST.FIRE HYDRANTS 10.00 EACH 250.00 2,500 0.01
REMOVE WATER MAIN GATE VALVES 10.00 EACH 300.00 3.000 0.01
CAP EXIST.SANITARY SEWER ALONG THE EAST SIDE OF SILVER LAKE CENTER 2.00 EACH 500.00 1,000 0.00
■ NEW WATER MAIN TO MAINTAIN THE LOOP AROUND CUD FOODS 510.00 LNFT 35.00 17,850 0.04
NEW SANITARY SEWER ALONG THE EAST SIDE OF SILVER LAKE CENTER 390.00 LNFT 35.00 13,650 0.03
CAP EXIST.STORM SEWER ALONG THE EAST SIDE OF SILVER LAKE CENTER 2.00 EACH 500.00 1.000 0.00
■ NEW STORM SEWER ALONG THE EAST SIDE OF SILVER LAKE CENTER 285.00 LNFT 65.00 18,525 0.04
NEW MANHOLE STRUCTURES®STORM SEWER 2.00 EACH 2,000.00 4,000 0.01
NEW MANHOLE STRUCTURES 0 SANITARY SEWER 1.00 EACH 2,000.00 2,000 0.00
■ CAP EXIST.MONITORING WELLS 3.00 EACH 16,666.00 49,998 0.10
Total Major Item Code 0250.000 SITE DRAINAGE&UTILITIES $113,523.00 $0.23
■ Major Item Code 0260.000 ROADS 8 WALKS
REPAIR EXIST.ASPHALT PAVING®NEW UTILITY LOCATIONS FOR 50%OF TOTAL LENGTH 988.00 SOYD 15.00 14.820 0.03
■
■
■
� 5
■
S per SF ■
Description Quantity Unit$ Total$ Primary Oty ■
NEW SANITARY SEWER ALONG THE EAST SIDE OF SILVER LAKE CENTER 390.00 LNFT 35.00 13,650 0.03
CAP EXIST.STORM SEWER ALONG THE EAST SIDE OF SILVER LAKE CENTER 2.00 EACH 500.00 1,000 0.00
NEW STORM SEWER ALONG THE EAST SIDE OF SILVER LAKE CENTER 285.00 LNFT 65.00 18,525 0.04 ■
NEW MANHOLE STRUCTURES 0 STORM SEWER 2.00 EACH 2.000.00 4,000 0.01
NEW MANHOLE STRUCTURES®SANITARY SEWER 1.00 EACH 2,000.00 2,000 0.00
CAP EXIST.MONITORING WELLS 3.00 EACH 16,666.00 49,998 0.10 ■
Total Major Item Code 0250.000 SITE DRAINAGE&UTILITIES $713,523.00 $0.23
Major Item Code 0260.000 ROADS&WALKS
REPAIR EXIST.ASPHALT PAVING®NEW UTILITY LOCATIONS FOR 50%OF TOTAL LENGTH 988.00 SOYD 15.00 14,820 0.03 ■
REPAIR CURBS AND GUTTERS 0 NEW UTILITY LOCATIONS 0 50%OF TOTAL LENGTH 593.00 LNFT 18.00 10,674 0.02
Total Major Item Code 0260.000 ROADS&WALKS 525,494.00 $0.05
Major Item Code 0280.000 LAWNS&PLANTING .
REPAIR LANDSCAPED AREAS 0 NEW UTILITIES 10'-0'WIDE 11,850.00 SOFT 4.00 47,400 0.10
HYDRO SEED ENTIRE SITE 162,866.00 SOYD 0.35 57.003 0.12 .
SOD EROSION CONTROL ALONG EXISTING PROPERTY LINE 1,111.00 SOYD 3.50 3.889 0.01
Total Major Item Code 0280.000 LAWNS&PLANTING $108,291.60 $0.22
Major Item Code 1500.000 PLUMBING SYSTEMS&EQUIPMENT ■
DEMO EXISTING HOT WATER BOILERS(Included in demo costs above) 6.00 EACH
CAP EXIST.WATER MAINS 4.00 EACH 500.00 2,000 0.00
CAP EXIST.GAS MAINS _--- _- - 3.00 EACH 400.00 -.1,200- 0.00 ■
DISCONNECT AND REMOVE EXIST.GAS METERS(SILVER LAKE CENTER AND TACO BELL) 2.00 EACH 1,500.00 3,000 0.01
Total Major Item Code 1500.000 PLUMBING SYSTEMS&EQUIPMENT $6,200.00 $0.01
Major Item Code 1560.000 HVAC SYSTEMS&EQUIPMENT ■
DEMO DX MULTIZONE UNITS(Included in demo costs above) 3.00 EACH
DEMO EXIST.ROOF TOP UNITS(Included in demo costs above) 30.00 EACH ■
REMOVE/RECYCLE R-12 REFRIGERANT FROM DX UNITS 36.00 EACH 277.78 10,000 0.02
DEMO EXIST.FAN UNITS(included in demo costs above) 10.00 EACH
DEMO EXIST.COOLING TOWERS(Included in demo costs above) 3.00 EACH ■
DEMO EXIST.WATER-COOLED REFRIGERANT COMPRESSORS(included in demo costs above) 6.00 EACH
REMOVE EXIST.GLYCOL MATERIAL®LOADING DOCK 200.00 GAL 10.00 2,000 0.00
Total Major Item Code 1560.000 HVAC SYSTEMS 6 EQUIPMENT 572,000.08 50.02 ■
Major Item Code 1600.000 ELECTRICAL SYSTEMS&EQUIPMENT
DEMO EXISTING SWITCH GEAR(Included in demo costs above) 6.00 EACH
REMOVE EXIST.PARKING LOT LIGHT POLES 15.00 EACH 500.00 7.500 0.02 ■
DISCONNECT UNDERGROUND ELECTRICAL SERVICE 3.00 EACH 3,000.00 9.000 0.02
DISCONNECT AND REMOVE EXIST.ELECTRICAL TRANSFORMER(NEAR TACO BELL) 1.00 EACH 3,000.00 3,000 0.01
DISCONNECT UNDERGROUND PHONE LINE 1.00 EACH 1,000.00 1,000 0.00 ■
Total Major Item Code 1600.000 ELECTRICAL SYSTEMS&EQUIPMENT $20,500.00 $0.04
Major Item Code 1700.000 CONSTRUCTION CONTINGENCY ■
CONSTRUCTION CONTINGENCY 5% 1.00 LS 231,943.00 231,943 0.48
Total Major Item Code 1700.000 CONSTRUCTION CONTINGENCY $231,943.00 $0.48
Major Item Code 1800.000 CONTRACTOR FEE'S,BONDS,AND INSURANCE ■
GENERAL LIABILITY 1.00 LS 24,354.00 24,354 0.05
BUILDERS RISK 1.00 LS 25,109.00 25,109 0.05
CONTRACTORS FEE 5% 1.00 LS 246,013.00 246,013 0.51 .
PERFORMANCE BOND 1.5% 1.00 LS 77.494.00 77,494 0.16
Total Major Item Code 1800.000 CONTRACTOR FEE'S,BONDS,AND INSURANCE $372,970.00 $0.77
Major Item Code 1900.000 PROJECT ESCALATION ■
ESCALATION 4% 1.00 LS 209,751.00 209,751 0.43
Total Major Item Code 1900.000 PROJECT ESCALATION S209,751.00 $0.43
ESTIMATE TOTALS $5,453,525.67 511.25 ■
■
■
■
6
II. ARCHITECTURAL DESCRIPTION
Apache Plaza is a one-story enclosed retail mall complex. The layout of the ground floor plan is
comprised of a large central atrium containing several freestanding retail kiosks and landscaped
■ seating areas. Surrounding the atrium are retail stores ranging in size from small stores to large
department stores and furniture outlets. A large number of these stores are now abandoned. The
building also includes a basement that houses an abandoned bowling alley,vacant office space, and
■ storage areas for the stores above. The following is a brief description of the interior make-up of
the major zones on the basement and ground levels. The key plans on the following pages can be
used for reference.
■ BASEMENT LEVEL (Refer to Basement Key plan to identify zones)
TOTAL AREA: APPROX. 131,000 SQUARE FEET
■ Zone A: Former Building Management Offices
. 1. Approximate Area: 10,700 square feet.
2. Walls: Mostly 8" CMU, some gypsum board.
3. Floor: Carpet on concrete slab
4. Ceiling: Lay-in ACT.
r Zone B: Storage facilities - Restrooms; Mechanical/ Electrical Rooms
1. Approximate Area: 13,700 square feet.
■ 2. Walls: 8" CMU.
3. Floor: VCT/ concrete.
4. Ceiling: Exposed to structure.
Zone AB: Corridor
■ 1. Approximate Area: 4,000 square feet.
2. Floors: VCT.
. 3. Ceiling: Lay-in ACT.
4. Stairs surrounded on three sides by glass walls, treads are marble tile set in metal pans;
. pre-cast water fountain with metal grating at base of stairs.
Zone C: Bowling Alley
1. Approximate Area: 36,250 square feet + 5,000 square feet for Area C4.
■ 2. Walls: Concrete (exterior); CMU (interior).
. 3. Floors (Areas C, & C�: Bare concrete slab(s) on grade.
4. Floor (Area C3): Carpet on concrete slab.
® 5. Ceiling (Areas C, & CD: Lay-in ACT.
6. Ceiling (Area C3): Painted plaster.
7. Abandoned lavatories and kitchen at Area C3.
Zone D: Herberger's Storage/ Offices
■ 1. Approximate Area: 16,500 square feet.
2. Walls: Primarily gypsum board with some CMU.
■ 3. Floors: -Storage: concrete; -Offices: VCT.
4. Ceiling: -Storage: Exposed to structure; -Offices: Lay-in ACT.
• Zone E: Storage
1. Approximate Area: 29,400 square feet.
■ 7
2. Walls: Concrete (exterior); CMU (interior).
3. Floor: Sand.
4. Ceiling: Exposed to structure.
Zone F: Storage
1. Approximate Area: 14,500 square feet.
2. Walls: Concrete (exterior); CMU (interior).
3. Floor: Concrete (Area Fl);VCT (Area F).
4. Ceiling: Exposed to structure (Area F,);Lay-in ACT (Area F).
Zone G: Boiler Room
1. Approximate Area: 1,080 square feet. ■
2. Walls: Concrete.
3. Floor: Concrete. .
4. Ceiling: Exposed to structure.
MAIN LEVEL (Refer to Ground Floor Keyplan to identify zones)
TOTAL AREA: APPROX. 335,000 SQUARE FEET
Zones A & B: Abandoned Retail
1. Approximate Area: 37,500 square feet (Zone A); 90,300 square feet (Zone B). r
2. Walls: primarily gypsum board; some CMU.
3. Floors: VCT. ■
4. Ceiling: Lay-in ACT.
Zone C: Furniture Store &Abandoned Retail
1. Approximate Area: 65,600 square feet.
2. Walls: primarily gypsum board; some CMU.
3. Floors: VCT.
4. Ceiling: Lay-in ACT/ Exposed to structure. .
Zone D: Herberger's ■
1. Approximate Area: 48,100 square feet.
2. Walls: primarily gypsum board; some CMU.
3. Floors: VCT.
4. Ceiling: Lay-in ACT.
Zone P: Public Areas
1. Approximate Area: 183,750 square feet. .
2. Floor: Ceramic tile, terrazzo, and brick.
3. Ceiling: Painted spray fire proofing.
4. The central public space has the following:
-Eleven permanent retail and customer service kiosks (1).
-Two landscape/ seating areas constructed of brick, one of which has a water fountain. ■
There is also a 23,000 square foot mezzanine level above the southeast corner of the building .
(not shown on plans).
8 ■
GROUNDFLOOR PLAN u z
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III. STRUCTURAL DESCRIPTION
Overview
With the exception of an L-shaped mezzanine at the southeast corner of the building, the structure
is typically one-stdry with a partial basement. The typical framing of the roof and structured floors
is structural steel with the exception of the atrium at the north end of the building. At the atrium,
■ both the roof and floor of this area are constructed with cast-in-place concrete. This narrative deals
with the building as two separate areas. The first area is the atrium, and the second area is referred
to as the Typical Structure. Existing structural drawings for the building have not been obtained at
the time of this report, and so the description is based upon a site visit on December 12, 2000 and
experience with similar structures.
Atrium
r The atrium is located at the north central part of the building.
Roof
The roof is a hyperbolic shell constructed of cast-in-place concrete. 10 concrete columns spaced at
about 67' support the roof, which is
approximately 400' by 200' in plan. The
shell is formed with concrete beams,
which cantilever in four orthogonal
■ directions from each column. A warping
slab surface spans between the beams.
■ y The maximum height of the shell roof is
t„ about 25 feet. The dimensions and
csarax , reinforcing of the concrete-framing
members are not known. However,
,Y based on visual observation and past
■ �; �� experience with this type of structure, the
beams and columns are likely heavily
w x reinforced with steel reinforcing that may
` weigh on the order of 50 to 70 pounds
per lineal foot. Clerestory windows form
Atrium Space the wall between the typical roof
structure and the higher atrium roof.
First Floor
The first floor framing over the basement is constructed of cast-in-place, one-way, pan and joist
concrete framing. The joists span in the north-south direction of the building, and concrete girders
r spanning in the east-west direction support them. The joists appear to have been constructed with
pans that were 30" wide by 12" +/- deep, and the joist span is about 34 feet. Additional columns
between the basement and first floor were added to reduce the floor framing span from that used
above for the roof at some locations. The girders were not visible, but over the existing lanes they
span the full 67 feet and are very likely deeper than the pan slab system and heavily reinforced. The
. area outside the basement is constructed as a concrete slab-on-grade.
Basement
■ The basement area is approximately 290' by 130' in plan. It is constructed as a concrete slab-on-
grade. The area was used as a bowling alley, and there are 14"wide by 10" deep trenches at about
11' centers. The foundation walls are cast-in-place concrete. The basement is about 15 to 16 feet
below the first floor.
11
■
Typical Structure ■
Roof ■
The typical bay for the retail spaces in the complex is a 25' by 25' square, and is fairly regular
throughout the building. The roof structure consists of 1 '/z" steel decking spanning between steel ■
joists,which are spaced at about 4' centers. The joists, in turn, span 25' between rolled steel beams, ■
which span between the columns that are spaced at 25' centers. The typical height of the roof above
the floor is about 16 feet. ■
Mezzanine
At the southeast corner of the building, there is a mezzanine floor at the typical roof elevation. The ■
floor is L-shaped and the east leg is about 175' by 50' and the south leg is about 200' by 75'. It is
constructed with a steel form deck which appears to be either 5/8" or 1" thick with a concrete slab ■
which is very likely 2 '/2" thick on top of the deck (based upon similar construction observed for this ■
type of building). The form deck slab is supported by steel joists which are spaced approximately 2'
on center. Similar to the roof construction, the joists are supported by rolled steel girders which are
about 24" deep and span between the steel columns, which are spaced at about 25 foot centers. The
mezzanine appears have a floor to roof distance of about 12'. ■
Floor
With the exception of the floor over partial basement areas, the floor is a cast-in-place, concrete
slab-on-grade. Based on experience with similar projects, it is likely about 4 to 5" in thickness.
At the basement areas, the floor is constructed with a steel form deck which appears to be either ■
5/8" or 1" thick with a concrete slab which is very likely 2 '/z" thick on top of the deck (based upon ■
similar construction observed for this type of building). The form deck slab is supported by steel
joists which are spaced approximately 2' on center. Similar to the roof construction, the joists are ,
supported by rolled steel girders which are about 24" deep and span between the steel columns,
which are spaced at about 25 foot centers. ■
Basement
The basement floor is constructed with cast-in-place, concrete slab. Based on experience with ■
similar projects, it is likely about 4" to 5" in thickness. The basement walls are cast-in-place ■
concrete, and the basement is about 15' to 16' below the floor slab.
Exterior Wall ■
The exterior wall for the one-story building is constructed with face brick to about 2/3 height of the
■
■
emu• t' a�L+'+ a
Y
-- - TA, ■
Exterior South Elevation ■
exterior wall. A combination of a light, metal vertical panel and then a dark, metal panel mansard- ■
type wall is constructed above the brick. The backup for this system has not been observed. At
some of the corners, stone replaces the brick. ■
■
12 ■
■
IV. MECHANICAL DESCRIPTION
■ General Mall Area
1. Fire sprinkler—a wet pipe system served by a water service lead-in in the
basement of the east retail area. No hazardous material, no salvage value.
® 2. Plumbing— toilet rooms in the basement area of the former bowling alley.
Toilet rooms in the basement of the east retail area. Gas-fired water heaters
in basement mechanical room of the east retail area, no hazardous material,
no salvage value.
3. Ventilating and air conditioning— the bowling alley space was served from a
DX multi-zone carrier unit in the basement mechanical room of the east
mechanical area. The retail areas on the first floor above were also served
from a DX multi-zone carrier unit in another basement mechanical room
■ east of the boiler room. Some refrigerant R-12 may be still in the
compressor and coil units. This is a recoverable material that must be
■ recycled. None of the fan units, cooling towers and water-cooled refrigerant
compressors have any salvage value. A small amount of refrigerant copper
pipe has salvage value. DX rooftop units now serve the central mall area
and the upper level retain shops. These units have no salvage value. The
refrigerant must be recycled.
Herberger's
4. Fire sprinkler—a wet pipe system served by a water service lead-in in the
basement. No hazardous material, so salvage value.
5. Plumbing— toilet rooms on the basement and first floor. Electric water
heaters. No hazardous material, no salvage value.
6. Heating—circulated hot water from boilers in the basement. Herberger's
boiler in one room and mall retail boiler in another room. No hazardous
material, no salvage value.
7. Ventilating and air conditioning—rooftop units and a package unit in the
basement. All units are DX with R-12 refrigerant. These units have no
salvage value. The refrigerant must be removed from the units and recycled.
Sand Floor Basement Area
8. No mechanical equipment in this area.
Basement Office Area Adjacent to Sand Floor Area
. 9. Fire sprinklers —wet pipe system served by a water service lead-in in the
basement. No hazardous material, no salvage value.
10. Plumbing— toilet rooms no hazardous material, no salvage material.
11. Ventilating and air conditioning—DX unit in the basement. No salvage
value. R-12 refrigerant must be removed from the system and recycled.
. 13
Old Wards Store
12. Fire sprinkler—wet pipe system served by a water service lead-in in the
basement. The dock area has a glycol-protected system. The glycol is a
hazardous waste, which must be recycled. No salvage value.
13. plumbing— toilets are on the second floor. Gas-fired water heater in the ■
second floor mechanical room. No hazardous waste, no salvage value.
14. Heating— circulated hot water from gas-fired boilers in the basement. The
old boilers are in place as well as some of the old piping. This old
equipment appears to have old type insulation,which may contain asbestos.
Boilers are also located in a mechanical room on the second floor. The new
boilers and piping contain no hazardous waste. None of the boilers have
any salvage value.
15. Ventilating and air conditioning— the first floor is served from rooftop units. ■
The second floor is served from a package unit in the second floor
mechanical room. These units have no salvage value. The roof-mounted
cooling tower has no salvage value. The cooling tower may contain asbestos
baffles and fill. The R-12 refrigerant must be removed from the units and
recycled.
■
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V. ELECTRICAL DESCRIPTION
The following information summarizes electrical existing conditions and observations during a site
walk through on Tuesday, December 12, 2000. Please note that not all areas of the building were
observed. .Jim Monk, the building engineer for Apache Plaza, provided the tour and answered
questions. The areas of the mall are listed in the order in which they were observed.
Basement Level— Old Bowling Alley
Lighting-
2x4, recessed, fluorescent troffer fixtures with (2) 4' lamps above bowling areas
4', surface, fluorescent strip fixtures with 4' lamps on soffits above lanes
4', surface, fluorescent wraparound fixtures with (2) 4' lamps in circulation area
incandescent recessed can fixtures in circulation area
■ "bug-eye" fixtures for emergency lighting
exit lighting along egress pathways
Power-
(1) 400A, 208/120V GE panelboard
(1) 400A, 240/120V GE panelboard
(1) 225A, 208/120V GE panelboard
(2) 100A, 208/120V GE panelboards
Basement Level—M&E Equipment Rooms (East of old Bowling Alley)
Power-
Utility transformer vault along east-side of building
■ (1) 2000A, 480/277V GE switchboard in area main electrical room
(1) 1200A, 208/120V GE switchboard in area main electrical room
(1) 1000A, 208/120V GE switchboard in air handling unit/chiller room
(1) 400A, 240/120V GE panelboard in boiler room
Systems-
. (1) telephone distribution patch panel in north-south corridor into chiller room
■ Basement Level— Herberger's
Power-
Utility transformer vault at northwest corner of building
(1) 1000A, 208/120V GE switchboard in area main electrical room
Systems-
■ (1) main telephone distribution patch panel in chiller room
Basement Level— Below Anderson Furniture
Power-
Utility transformer vault at southwest corner of building
(1) 3000A, 208/120V GE switchboard in area main electrical room
Numerous power drop cords in old manufacturing production area
Systems-
(1) telephone distribution patch panel in old manufacturing production area
15
Level Two — Southeast Electrical Vault ❑
Power- ❑
(1) 3000A, 208/120V GE switchboard in area main electrical room
(2) 1600A main circuit breakers ❑
(2) 500KVA oil-filled transformers which contain PCB's
Level Two—Boiler Room located above J.C. Penney ❑
Power=
(1) 400A, 240/120V GE panelboard ❑
(1) 200A, 208/120V GE panelboard
El
Basement Level—Boiler Room located below Truck Dock
Power- ❑
(1) 100A, 208/120V GE panelboard ❑
General Recommendations ❑
1. Xcel Energy (NSP) owns some of the primary distribution equipment and would most likely
absorb any demolition costs associated with that equipment. ❑
2. General Electric power distribution equipment including switchboards and panelboards is
outdated and would return minimal salvage value during demolition. ❑
3. Oil-filled transformers in southeast, second floor electrical vault contains PCB's and disposal
fees for hazardous material would need to be included in demolition costs. ❑
4. Existing fluorescent lamps would need to be recycled as part of demolition costs. ❑
5. Existing emergency exit and egress fixtures are outdated and would not return any demolition
salvage value. ❑
El
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VI. CIVIL/SITE DESCRIPTION
According to a survey prepared by Westwood Professional Services, Inc. dated 3/13/2000, the
property covers 33.65 acres,is zoned "C"—commercial, and is not in a flood zone per City of Saint
Anthony Village Planning Department. The majority of the site is impervious bituminous parking
lot—approximately 20.5 acres. There are numerous concrete curbs and islands to control the flow
■ of traffic. Silver Lake Center covers 7.71 acres and is surrounded by concrete sidewalk on the west,
south, and east sides. The Taco Bell building in the southeast corner of the property is 1,800 square
■ feet. Approximately 5.5 acres appears to be pervious. Block 1,Lot 5, the former Apache Plaza
Building, has already been demolished, and the area is covered with wild grasses and weeds. Some
portion of the storm water drainage is going to the storm water detention ponds at Outlets A and C.
Some portion of the storm water drainage is going to the railroad property to the south via 2 - 15"
culverts. The remainder of the storm water must drain into the city's storm sewer system.
There appears to be six types of utility entering/ leaving the site— telephone, electric, gas,water,
■ sanitary sewer, storm sewer.
1. There is a sanitary sewer line running north on Apache Lane from the former Apache Plaza
■ Building. It was assumed to be plugged when the building was demolished.
2. There is an underground telephone line, gas line, and electrical line entering the site at 39`h
Ave. NE and connect to the west side of the building. Each of these could each be capped/
abandoned at the property line.
3. There is a water main at the same location that should be capped at the property line.
■ However, to maintain the loop around Cub Foods,a new main would have to be installed
along the west property line 300 feet north and then 200 feet east.
4. Completing the isolation of the water main around Cub Foods would require capping the
main immediately south of an existing valve located near the northeast corner of Silver Lake
Center.
5. Capping the water main where it enters the site on 38`h Ave. near the southeast corner of
Silver Lake Center would complete the isolation of the building from the city.
■ 6. There is an underground electrical line and gas line near the northeast corner of Silver Lake
Center that would need to be capped.
■ 7. It may be possible for a sanitary sewer line and storm sewer line running north along the east
side of Silver Lake Center to remain in-place during demolition, but relocating them closer
to the eastern property line would be a better long-term solution in terms of site flexibility.
8. The underground electrical line and gas line running from Silver Lake Road to the Taco Bell
Building in the southeast corner of the site would need to be capped at the property line.
9. There is undoubtedly a sanitary sewer line and water main serving the Taco Bell Building,
but the location of these utilities is not identified by the survey.
. 10. The storm sewer line on the south side of Silver Lake Center would logically remain in-place
until the final use of the site is known, and the new storm water management system is
■ designed and implemented.
Quantities
1. There are 10 fire hydrants to be salvaged/ removed.
2. 15 water main gate valves.
3. 15 parking lot lights.
4. 2 gas meters (Silver Lake Center, Taco Bell Building).
■ 5. 1 electrical transformer (near Taco Bell Building).
6. 4 water main caps.
7. 3 gas main caps.
■ 17
8. 3 underground electrical disconnects.
9. 1 underground phone line disconnect.
10. Approximately 19.5 acres of bituminous pavement.
11. Approximately 1.0 acre of concrete sidewalk. ❑
Possibilities ❑
1. 1-2 sanitary sewer plug(s). ❑
2. 1-2 storm sewer plug(s).
3. Install 510 LF of water main.
4. Install 285 LF of storm sewer and 2 manhole structures.
5. Install 390 LF of sanitary sewer and 1 manhole structure. ❑
Further review would be necessary with the City to determine which utility services must be ❑
maintained during site preparation or development activities. ❑
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■ VII. ENVIRONMENTAL DESCRIPTION (Wenck Associates)
Asbestos-Containing Materials
■ Wenck reviewed the supplied documents, conducted a short tour of the plaza, and interviewed Mr.
Jim Monk, facilities engineer. Based on those activities,we have prepared estimated asbestos
■ abatement costs using the Asbestos Survey Report,Apache Plaza,prepared by Braun Intertec
Corporation (Braun), and dated September 20, 1994 (the Report). The Report appears to be the
best source of accurate data regarding the materials existing in the plaza. Other documents available
either do not address asbestos-containing materials (ACM) remaining in the plaza or pertain to ACM
that has already been abated. Time requirements did not allow for preparation of an additional
comprehensive survey. Accordingly, this is a conservative cost estimate prepared based on
necessary assumptions. Destructive sampling techniques were not employed in the previous survey,
■ so the presence of ACM beneath sampled building materials could not be confirmed nor ruled out.
Additionally, estimates of quantities of materials present were presumed to be accurate, based on the
. Report prepared by Braun.
Wenck made the following observations regarding the Report, site tour, and conversations with Mr.
Monk:
. • Boiler Rooms —Information from reports indicated there were originally eight boiler rooms.
ACM was abated from these areas. Mr. Monk indicated two of the boiler rooms no longer
. exist. Mr. Monk showed Wenck three existing boiler rooms. These three rooms appeared
to have non-asbestos insulation on the pipes. Further investigation, which may include
sampling of the material, is required to determine if the insulation in the remaining six rooms
does or does not contain asbestos. Cost for sampling, analysis, and abatement is not
included in the cost estimate.
• The Report indicates suspect ACM was observed above ceiling panels in certain areas. The
S areas noted were the lower level storage room adjacent to the maintenance room, lower level
bowling alley, and Space 15C. No sampling and analysis was performed and no quantities of
suspect material were noted in the Report. Cost for sampling, analysis, and abatement of
this suspect material is not included in the cost estimate.
. • The Report indicated there was suspect ACM observed in debris located in the lower level
artist room pipe chase. No quantity was listed. Cost for sampling, analysis, and abatement
of this suspect material is included in the cost estimate.
• The Report indicated observation of three demolition piles in the unexcavated space directly
■ below the True Value Hardware Store Space 23D. Pile dimensions were approximately 15' x
15' x 10'with suspect pipe insulation mixed about the piles. It is assumed the insulation is
friable, which means the asbestos material is intermixed throughout the debris piles. The
cost for abatement of the debris piles is included in the cost estimate.
• One sample analysis of 2' x 4' random fissured ceiling panels indicated the panels were
asbestos containing. Numerous other random fissured panels were analyzed and were found
■ not to be asbestos containing. Normally, if one sample of identical or appears to be identical
material is found to be asbestos-containing the entire quantity is considered to be asbestos-
containing. Further investigation should be performed to determine if these panels are
. 19
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identical or not. Cost for sampling, analysis, and potential abatement of the 72,000 square
feet of panels is not included in the cost estimate.
• Mr. Monk indicated the asbestos-containing spray-on material on the ceiling in the courtyard
of the plaza was abated. No documentation was made available to confirm that the present ■
spray-on material is asbestos free, however, Mr. Monk indicated it may have been sampled
during its application. This material should be sampled and analyzed to determine if ■
asbestos is present or not, or documentation of samples taken during its application should
be reviewed. The estimated quantity of this material is 28,000 square feet. Cost for
sampling, analysis, and potential abatement of this material is not included in the cost
estimate.
• The Report lists 2,555 lineal feet of 2" —6" pipe insulation and 202 insulated pipe fittings in ■
an area noted as Space 3b. No information as to the location of Space 3b was available for ■
our review. Mr. Monk indicated he knows of no area that contains this amount of material.
Cost for abatement of this quantity of material is not included in the cost estimate.
• Information supplied to Wenck does not indicate the location of the bowling alley, however,
we understand that it is beneath the main area of the mall. Cost for abatement of ACM .
listed in the Report is included in the cost estimate.
• The Report lists asbestos-containing floor tile and mastic in Kinney's. Quantity is listed as
unknown. Information supplied to Wenck does not indicate the location of Kinney's. Cost
for abatement of the floor tile and mastic is not included in the cost estimate.
• The Report indicates suspect asbestos-containing floor tile is assumed to be present under .
carpet in most of the areas observed. Observation by Braun indicated some areas had
multiple layers of asbestos containing floor tile. Wenck assumes the mastic also contains
asbestos. No quantity of this material was included in the Report. Cost for sampling,
analysis, and abatement is not included in the cost estimate.
• The Report scope of work did not include the sampling of roof material. Roof material is
required to be presumed to be asbestos containing unless proven to be non-asbestos-
containing via sample and analysis.
• Areas not surveyed due to inaccessibility during the Braun investigation were:J.C. Penney's
basement blower room adjacent to air handler room, some areas above plastered ceilings
visually limited due to structural blockages,wall cavities, under carpeting, and roof materials. ■
Cost for sampling, analysis, and abatement is not included in the cost estimate.
Revealed Findings
Non-friable asbestos-containing materials in good condition, such as floor tile and roof materials,
are not required to be abated prior to demolition. However, if left in place, the demolition methods
employed can cause the material to become friable or cause visible emissions (i.e., dust). The cost ■
for disposal of asbestos-containing demolition debris material is considerably higher than debris
without asbestos-containing material; frequently as much as two to three times higher. Nevertheless, .
the economics must be carefully evaluated to select the low-cost option. We have provided two sets
of cost figures — the first relative to abatement of both friable and non-friable asbestos, the second
20 ■
relative to abatement of only friable asbestos. Friable asbestos-containing material such as spray-on
. thermal insulation and ceiling texture and pipe insulation must be abated prior to demolition and
renovation.
Review of the asbestos survey reports supplied to Wenck indicates the possibility of additional
asbestos-containing materials within the plaza that are not evaluated or quantified in the reports.
Wenck recommends prior to demolition/renovation, a pre-demolition survey (i.e., one employing
destructive evaluation methods) be conducted to determine the ACM remaining in the plaza using
■ the existing survey reports, and to determine if materials used in construction or as replacement of
abated ACM since 1994 are asbestos-containing. We would anticipate that a pre-demolition survey
to ensure that sufficient documentation exists to direct pre-demolition abatement activities would
cost approximately $8,000 to $10,000.
■ If either partial or complete renovation is contemplated,ACM remaining in the plaza can be
managed in place using an operation and maintenance plan (O&M Plan) prepared in accordance
with the Minnesota Department of Health regulations. ACM that is readily accessible or has a high
potential for becoming a hazard should be abated. An O&M Plan would cost approximately $1000
■ to develop.
ACM Abatement Cost Estimate
This estimate is based on the asbestos containing materials and quantities listed in the Report.
■ Demolition
Abatement of friable and non-friable asbestos-containing material prior to demolition:
1. 2" — 6" pipe and pipe fitting insulation.................................................$350,000
2. 6" — 12" pipe and pipe fitting insulation.................................................$50,000
3. 9" and 12" floor file and mastic.............................................................$845,000
4. Spray-on fire proofing (bowling alley) .................................................$100,000
5. Spray-on ceiling texture ............................................................................$50,000
i 6. 2' x 4' ceiling panels .....................................................................................$4,000
7. Boiler gasket .................................................................................................$1,000
8. Demolition debris piles ...........................................................................$100,00 0
Total ..............................................................$1,500,000
Abatement of friable asbestos-containing material only prior to demolition:
1. 2" — 6" pipe and pipe fitting insulation.................................................$350,000
■ 2. 6" — 12" pipe and pipe fitting insulation ...............................................$50,000
3. Spray-on fire proofing (bowling alley) .................................................$100,000
■ 4. Spray-on ceiling texture ............................................................................$50,000
5. 2' x 4' ceiling panels ....................................................................................$4,000
6. Boiler gasket .................................................................................................$1,000
7. Demolition debris piles ..........................................................................$100.00 0
Total $655,000
Following are abatement unit price costs of materials that were used to develop the estimates:
■ 2" — 6" pipe insulation ................................................................................$18/ft
2" — 6" pipe fitting insulation ...................................................................$40/ea
■ 21
6"— 12" pipe insulation .............................................................................$28/ft ❑
6" — 12" pipe fitting insulation .................................................................$75/ea ❑
9„.floor tile and mastic ..........................................................................$4/sq. ft.
12" floor tile and mastic ........................................................................$4/sq. ft. ❑
Spray-on fire proofing ...........................................................................$6/sq. ft.
Spray-on ceiling texture .........................................................................$6/sq. ft. ❑
2' x 4' ceiling panels ...............................................................................$3/sq. ft.
Boilergasket ...........................................................................................$1,000/ea ❑
Demolition debris ............................................................................$180/cu. yd. ❑
The above unit price costs can be used to estimate costs for abatement of additional asbestos- ❑
containing materials not listed in the Report, once those materials are quantified. ❑
Fluorescent Lighting and Poly-Chlorinated Biphenyls ❑
Based on estimated square footage of the facility, and the assumption that approximately one light ❑
(with two bulbs) is present per 100 square feet,we anticipate the removal and appropriate
management of fluorescent light bulbs would cost approximately $9,000. Additionally, some ❑
assumptions are necessary with respect to PCB-containing ballasts. Based on conversations with Mr.
Monk, we have assumed that approximately 90% of the light fixtures have been replaced by non- ❑
PCB containing fixtures. A more detailed survey of the lighting in the facility would provide a more ❑
accurate estimate, however, Mr. Monk seemed fairly confident that the number of PCB-containing
ballasts was low. ❑
Using a high-end assumption that each light contains a ballast weighing four-and-one-half pounds,
and an anticipated a disposal cost of approximately $6 per pound of PCB-containing transformers,
an additional $13,200 would be necessary for PCB-containing light ballast abatement. ❑
In addition to the light ballasts, there is also an on-site electrical transformer that has been tested ❑
positive for PCBs. Mr. Monk was unable to produce the documentation concerning the PCB ❑
concentration and quantities of di-electric fluid present. Based on our assumptions,we would
recommend using an estimate of$20,000 for appropriate removal, transportation and disposal of
PCB-containing oils from this transformer.
Petroleum-Contaminated Soil
There are two areas of potential petroleum-contaminated soil. If encountered during ❑
redevelopment, appropriate management and treatment of affected soil would cost an estimated $50
per cubic yard. ❑
The first area is near the southern portion of the existing facility and relates to an on-site release of ❑
product from a 1500 fuel oil tank associated with the Waldorf Cleaners. A closure letter was granted
for the site on March 2, 1995, however, some area of petroleum-contaminated soil remains. It is ❑
anticipated that quantity of impacted soil remaining in the area affected by the release is less than ❑
600 cubic yards. Appropriate off-site management of all of this soil would cost approximately
$30,000. Frequently, it is possible to manage petroleum-contaminated soil treatment on-site. If ❑
permitted, on-site treatment of petroleum-contaminated soil could cost significantly less than this.
The monitoring wells associated with this investigation (Minnesota Unique Numbers 553075, ❑
553076, and 553077) were abandoned December 12, 1994.
22 ❑
❑
The second area of concern relating to petroleum-contaminated soil is from Don'Apache Auto
Wash leak site. This site was closed on November 1, 1995. Contaminated soil from this site would
■ be associated with lateral migration of product on the water table. If encountered during
redevelopment, it would likely be near the property boundary, and then, only encountered in deep
■ excavation. Although there has been no accurate delineation of this potential contamination, based
on its location and depth, it does not appear to pose likely additional expenditures during
. redevelopment.
■ 23
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Appendix D
■
WSB
&Associates,Inc. January 10 2001
>
Northwest Quadrant Steering Committee
City of St Anthony
3301 Silver Lake Road
St.Anthony,MN 55418-1699
. Re: Silver Lake Water Quality Summary
WSB 1065.54
■ Dear Steering Committee:
■ This letter is intended to provide the Steering Committee with background information regarding the
■ existing water quality of Silver Lake. A summary of the Water Quality Report completed by Ramsey
County Public Works Lake Management Program in 1999 and a summary of the meeting held with
. homeowners and the Silver Lake Water Quality Task Force is provided below:
I. Silver Lake West Evaluation Report
The Silver Lake West Evaluation Report dated May 11,2000,was completed by Ramsey County
Public Works Lake Management Program in cooperation with the Silver Lake Homeowners
Association and the Rice Creek Watershed District. The objectives of this study were:
• Monitor storm water inflow to Silver Lake to determine nutrient content and water
quantity.
• Measure in-lake water quality during the growing season
■ • Evaluate lake management activities to improve water quality
• Facilitate the prioritization and implementation of lake management activities
The watershed of Silver Lake is 629 acres in size and is broken up into 10 subwatersheds. Six
inlets and outlets within the watershed were monitored in 1999 for volume of water,total
phosphorous,and total suspended solids. The Lake itself was also monitored in two locations at
four depths for phosphorous content,secchi depth,chlorophyll-a content,and the presence of
phytoplantkon and zooplankton.
The results of the study indicated that the total phosphorous and total suspended solids loading is
very high to Silver Lake. Results_indicated that the Lake has a very high nutrient and solids
content. The major phosphorous and suspended solids contributor to the Lake is the Stinson
subwatershed. This subwatershed is also the largest(192.8 acres). The second largest pollutant
■ contributor to the Lake is the 42nd Street subwatershed(82.1 acres). The Apache subwatershed
has the second largest drainage area at 132 acres and direct runoff from land adjacent to Silver
■ Lake and the Apache subwatersheds are the 3rd and 4th largest pollutant contributors.
■ The Silver Lake West Graduation Report shows that water quality of Silver Lake West has
improved between 1986-1999. The report indicates that this can be attributed to a variety of
factors, including the ponding improvements within the Apache subwatershed and the treatment
ponds constructed in the northern portion of the watershed.
While the water quality of the Lake has generally improved over the past 13 years,the water
4150 Olson quality is still poor. The report provides recommendations for the future management of the Lake.
Memorial Highway These recommendations include evaluating and implementing Best Management Practices in the
watershed,sweeping streets,public education programs,pond maintenance,evaluating the use of
Suite 300 lakescaping techniques along the shore,and continued monitoring. The.complete listing of
■ r apolis recommendations is attached to this letter for your review.
Minnesota
55422
763-541-4800
F•.\WPJJIN\1065-54\011001 nw quad steer comcn.doc
■ 763.541.1700 FAX Minneapolis St. Cloud Equal Opportunity Employer
Northwest Quadrant Steering Committee
City of St.Anthony
January 10,2001
Page 2
H. Silver Lake Homeowners Meeting Summary
A meeting was held in December 2000 with members of the Silver Lake Water Quality Task
Force,residents adjacent to Silver Lake,and representatives from the City of Columbia Heights.
The purpose of the meeting was as follows:
. • Review the Ramsey County Water Quality Report
• Discuss perceptions of water quality
• Discuss factors and processes that affect water quality
• Discuss goals and intended uses for Silver Lake
Those present expressed a number of issues,concerns and desires associated with Silver Lake,
which included:
• Water quality in Silver Lake has improved over the last 13 years
• Desire to see further improvements in the clarity of water in Silver Lake
• Maintain lake for power boating and recreational purposes
• Reduce the number of Canada geese present
• Improve the lake as a fishery by:
o Removing rough fish
o Increasing the variety of game fish
• Strong concern for water quality impacts that could occur as a result of converting the
. open spaces of the Salvation Army Camp into a fully-developed urban environment
• Strong desire to improve storm water treatment components of the Apache Plaza
Drainage Area
• Develop a management and maintenance plan for Silver Lake
Based on a review of the concerns expressed by the residents,it is apparent that the North West Quadrant
Plan should include components that will provide protection to Silver Lake. These components could
include storm water treatment systems at Apache Plaza and storm water mitigation plans for the Salvation
Army site,should this parcel change land uses. Overall,the Northwest Quadrant Master Planning Project
® has the potential to positively impact the water quality and storm water management conditions within the
Silver Lake drainage area.
® If you have any further questions,I will be present at the January 18,2001 Steering Committee Meeting,or
you may,contact me at(763)287-7182.
a Sincerely,
WSB&Associates,I
Toddms.Hubmer,P.E.
■ Project Manager
Attachment
nm
F:\WPWIM1065-54\011001 nw quad steer comm.doc
■
RECOMMENDATIONS
The project results have identified several lake management activities for Silver Lake
West. Future meetings and discussions should address the priority of these and other
activities, as well as implementation roles and funding sources.
Watershed Management
■ ® Identify possible ponding locations for untreated portions within the Stinson,
42"d St. and Apache subwatersheds.
9 Evaluate current Best Management Practices by cities and other local agencies
including street sweeping methods and frequency and catch basin cleaning
a Implement Best Management Practices in accordance with the Rice Creek
Watershed District rules including infiltration practices to reduce water and
pollutant loads to the lake
o Ensure implementation of maintenance agreements with commercial property
owners for pond cleaning, litter removal and-impervious surface cleaning
® Maintain ponds developed by Ramsey County and others.
Shoreline and Aquatic Plant Management
® Conduct shoreline survey to identify current landscaping practices and
identify areas of sediment deposition, erosion or other problems
• • Evaluate potential lakescaping and erosion control opportunities
Map aquatic plants 2 times during 2000
Evaluate plant management options to provide a more diverse native plant
® community
Fisheries Management and Lake Use
• Evaluate results of 2000 fish population assessment and proposed.DNR
fisheries management plan, including stocking, in order to maximize water
quality as well as recreational impacts
■ i Operate aeration system each winter as indicated by dissolved oxygen
monitoring
• Conduct a lake use survey to determine the types and extent of current lake
uses
■ Public Education
• Convey the results of this project to residents.within the watershed and local
government staff
a Develop an education program to repetitively communicate basic messages
regarding Silver Lake West and beneficial housekeeping Best Management
■ Practices
Lake Water Quality Monitoring
• Continue annual water quality monitoring
■
r
17
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INFRASTRUCTURE ♦ ENGINEERS A PLANNERS
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Appendix E
■
A
WSB
■ & 4ssociates,Inc.
S January 10,2001
■ Northwest Quadrant Steering Committee
City of St Anthony
. 3301 Silver Lake Road
St.Anthony,MN 55418-1699
• Re: Infrastructure Systems Currently Present Within the Northwest Quadrant
WSB 1065.54
Dear Steering Committee:
■ Attached you will find three figures showing the existing utilities located within the Northwest Quadrant
area. The purpose of this information is to provide you the background,which will be used in developing
■ the costs associated with infrastructure improvements. Improvements to utilities will be necessary to
support the various land use and planning scenarios which will be developed.
The attached maps show the location and the size of the existing sanitary sewer,storm sewer,and
watermain which serve the planning area.
If you have any questions regarding the attached information,I will be available at the January 18,2001
Steering Committee Meeting,or you may contact me at(763)287-7182.
Sincerely,
• WSB&Associates,Inc.
Todd E. Hubmer,P.E.
Project Manager
Attachment
rim
4150 Olson
Memorial Highway
■Suite 300
P 3polis
■Minnesota
■55422
.763541.4800 FAWi lN\1065-54'%011001 nw quad steer cotnrn 2.doc
763541.1700 FAX Minneapolis - St. Cloud Equal Opportunity Employer
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'Ntf'.AS H_'- Jk- • tNGINttHS ♦ PLANNtRS