HomeMy WebLinkAboutCC WORKSESSION 08282013Work Session Agenda
Wednesday, August 28, 2013
5:30 p.m.
(Food at 5:15 p.m.)
1. Silver Lake Treatment. Todd Hubmer Presenting
2. Apache Medical Building Redevelopment. Kelsey Johnson, City Planner Presenting
3. Solar. Kelsey Johnson, City Planner Presenting
4. Accessory Structures and Driveways. Kelsey Johnson, City Planner Presenting
5. GIs. Mark Casey, City Manager Presenting
Next worksession —Monday, September 30, 2013 — 5:30 p.m.
City of St. Anthony
CITY COUNCIL WORK SESSION
City Council Chambers
August 5, 2013
Present:
Mayor & Council. Jerry Faust, Mayor; Hal Gray, Councilmember, Jan Jenson, Councilmember; Jim Roth,
Councilmember; Randy Stille, Councilmember.
Absent:
None
Staff:
Mark Casey, City Manager, Shelly Rueckert, Finance Director, Jay Hartman, Public Works Director and Todd
Robinson, Finance Intern.
Consultants:
Kelsey Johnson, Planner and Todd Hubmer, Engineer, WSB
Call to Order:
Meeting called to order by Mayor Faust at 5:30 p.m.
Apache Medical Building Redevelopment:
Jim Waters, Quest Development and Peter Beck, Beck Law Office presented a "concept review" for a proposed
mixed -used redevelopment project of the Apache Medical Building site into approximately 90 loft style apartments
including the potential for up to 7,500 square feet of medical office space on a 2.77 acre parcel of land. The
Council raised concerns of traffic issues, look of exterior buildings especially retro - fitting the existing building and
use of Tax Increment Financing.
Solar Ordinance:
Johnson presented a draft solar ordinance. This will be discussed at the August 26, 2013 Planning Commission.
Accessory Structures and Driveway Ordinance:
Johnson presented a draft Accessory Structures and Driveway Ordinance revisions. A Public Hearing will be
scheduled at the September 23, 2013 Planning Commission meeting.
Closed Meeting:
At 6:05 p.m. a motion was made by Gray and seconded by Jenson to close the Work Session and proceed with a
close session to discuss pending threat of litigation. The motion passed unanimously.
At 6:44 p.m. a motion was made by Stille and seconded by Gray to reopen the Work Session. The motion passed
unanimously.
Future Street Projects:
Staff presented an updated Street and Utility Improvements map with estimated yearly constructions costs, three
options for 2014 including cost savings due to economies of scale along with four spreadsheets detailing debt
schedules and levies impacted by various infusion of revenues.
Organized Waste Collections:
Stille presented information on implementing the amended organized collection law from a presenting by Metro
Cities on July 25, 2013.
City Tour Recap:
Staff presented a map outlining areas of discussion from the July 22, 2013 Council /staff /consultants tour.
Night to Unite:
Staff presented the block parties and the council divided up the areas for their visits.
Adjourn:
The meeting adjourned at 9:18 p.m.
Minutes respectfully submitted by Mark Casey, City Manager.
A
WSB
&Associates, Inc. Infrastructure a Engineering . Planning . Construction 701 Xenia Avenue South
Suite 300
Minneapolis, MN 55416
Tel: 763 -541 -4800
Fax: 763 - 541 -1700
CITY OF SAINT ANTHONY VILLAGE MEMORANDUM
To: Honorable Mayor and Council Members
Mark Casey, City Manager
From: Kelsey Johnson, City Planner
Date: August 13, 2013
WSB Project No. 02170 -000
Request: Continued Discussion of the Redevelopment of the Apache Medical
Building Site Located at 4001 Stinson Boulevard
BACKGROUND
On August 5, 2013 the President of Quest Development, Inc., the property manager and owner's
representative of the property located at 4001 Stinson Boulevard, met with the City Council at a work
session for a "concept review" of a proposed mixed -use redevelopment project of the Apache Medical
Building site into approximately 90 loft style apartments, including the potential for up to 7,500 square
feet of medical office space on a 2.77 acre parcel of land.
The proposal includes the construction of 45 new loft style apartments in one new building over an
enclosed parking structure. In addition, the existing medical building could retain the option to
consolidate certain medical tenants to first floor space, and convert the upper three floors to an additional
45 loft style units, for a total of 90 apartments total.
The property owner provided the following documents:
• Project Narrative dated July 26, 2013;
• Preliminary Apartment Market Assessment dated July 24, 2013 prepared by Marquette Advisors
Real Estate Consultants;
• Traffic Review dated July 2, 2013 prepared by Spack Consulting; and
• Proposed Concept Site Plan (Sheet A L I) and Exterior Elevations (Sheet A2.1) dated July 26,
2013 prepared by Paul Meyer Architects, Inc.
CONSIDERATIONS RELATING TO THE PROPOSED REDEVELOPMENT
Currently the City's Comprehensive Plan 2008 guides this property for "Commercial" land use. Any
change in use would require an amendment to the Comprehensive Plan. The property is also currently
zoned "C — Commercial" and a change to include any amount of residential would require a rezoning.
At the work session City staff discussed a variety of options including, a Planned Unit Development
(PUD) route, an Interim Use Permit (IUP) route, and a text amendment route.
The discussion at this time is mainly centered around the Council's vision for this area from a land use
standpoint and how that may or may not impact the guidance of the City's Comprehensive Plan.
August 13, 2013
Page 2
DISCUSSION
Topics for continued discussion include :
• Is the City's desire to have high - density residential in this location or do you prefer it to remain
commercial? Furthermore, is there a desire for more high - density residential other than what is
currently planned for in this area (or in the City as a whole) and/or is there a desire to reduce the
amount of land allocated for commercial (currently 7% of the City)?
• How would the proposed change in land use affect the surrounding property owners?
Furthermore, does the proposed use accomplish coordinated development that is harmonious with
existing development in the surrounding area?
• Would the proposed amendment adversely affect the other parts of the Comprehensive Plan (i.e.
transportation, utilities, etc.)?
• Would the proposed amendment benefit the overall community?
THE LAKE APARTMENTS
at Silver Lake Village
Project Narrative
July 26, 2013
The Village Lofts, located at 4001 Stinson Blvd., is a proposal to redevelop the 3 acre
Apache Medical Building site into approximately 90 loft style apartments, including the
potential for up to 7,500 square feet of medical office space.
Background:
The former Apache Medical Building, now referred to as Silver Lake Plaza, is a 60,000
square foot medical office building, built in 1967, located on a parcel of approximately 3
Acres. The parcel has access through an easement out to 39`h Street and also from Stinson
Blvd.
It was once a popular location for numerous medical and dental practitioners.
Unfortunately, despite the best effort of the owner, and various leasing teams hired by the
owner, that is no longer the case. While some of those medical practitioners still occupy
some of the space in the building, many are rapidly approaching retirement age. In
addition, despite well over a million dollars in reinvestment in 2006 and 2007, the
building continues to languish. That does not bode well for the continuation of this
building in its current use.
The Silver Lake Plaza is contiguous to the Silver Lake Village project, a successful
redevelopment initiated by the city several years ago. This redevelopment effort has
turned the area into one of the premier examples of "walk able communities" design in
the metro region. The Silver Lake Village project has converted the area surrounding
Silver Lake Plaza from a disconnected mix of commercial and residential uses, to an area
that is predominantly residential. Meanwhile the commercial retail concentration has
moved away from this site to a more appropriate concentration within the Village
redevelopment area.
This shift has isolated the Apache Medical Building from other significant commercial
uses, on Silver Lake Road and 391h Street. At the same time this shift creates an
opportunity to convert the present office building to a use more compatible and consistent
with the residential uses in the area. The Lake Apartments proposal is an effort to expand
on this enormous redevelopment effort, and significant investment already made by
community stakeholders and the city in the redevelopment of the area.
The developer, Quest Development, Inc., has over twenty five years of successful
experience, delivering a variety of projects. These projects include the construction and
management of new medical office buildings and retail shopping centers, as well as the
development and construction of infrastructure for over 800 units of single family and
multifamily development projects.
Project Description:
The proposal calls for the construction of approximately 45 new loft style apartments in
one new building over an enclosed parking structure. In addition, the existing medical
building could retain the option to consolidate certain medical tenants to first floor space,
and convert the upper three floors to approximately 45 loft style units. The developer
proposes to work with the core tenants who might like to continue doing business in this
location, to find, or develop for them, suitable space within the city. This could be a
main floor location within the new or existing building; or a new location entirely.
The plan calls for the new building to be built first, beginning in 2014; followed by
redevelopment of the existing building, beginning in 2015. The housing units will be
designed to attract working couples and singles, as well as empty nester residents,
looking for good value for their rental dollar. It is anticipated that, when fully built out,
the project will generate S 10 — S 15 Million of additional tax base for the city.
The exteriors and landscaping of the project will be designed to compliment the design
standards of the Silver Lake Village redevelopment by using similar building heights and
materials. However, the project will seek to differentiate itself in various ways, including
unit size, style, price and amenities, in order to complement rather than compete with the
redevelopment project.
The following list outlines some of the significant changes that will take place on the site
through the redevelopment process:
• Complete redesign of the exterior architectural elements of the existing building
in order to match the new buildings which will be constructed;
Removal of a substantial portion of asphalt hard surface, to be replaced with
enlarged and enhanced landscaped green spaces;
Significantly reduced traffic flow to and from the project, creating a positive
impact for the contiguous residential neighborhoods.
City Approvals:
The development may be requesting rezoning of the property to Planned Unit
Development, or possibly a simple lot split with rezoning, depending on how the project
evolves.
Conclusion:
The Preliminary Demand Study indicates that there is ample room for this project within
the primary market, without detracting from the existing projects. The summary traffic
analysis indicates that the traffic flows will be reduced for the neighborhood. The Lake
Apartments at Silver Lake Plaza will add considerable new value to the tax base of the
City of St. Anthony. The project will add to and visually complement the Silver Lake
Village redevelopment. It will also provide additional housing options for the community.
This project will add to the vibrancy and synergy of the retail, commercial and residential
redevelopment at Silver Lake Village.
Marquette Advisors
Real Estate Consultants
TO: Mr. Jim Waters
Quest Development, Inc.
FROM: Brent Wittenberg
Marquette Advisors
R.E.: Preliminary Apartment Market Assessment — St. Anthony, MN
DATE: July 24, 2013
BACKGROUND AND UNDERSTANDING
We understand that Quest Development, Inc. ( "Quest') is considering the development of
apartments in St. Anthony, Minnesota. The proposed development is located within the "Silver
Lake Village" development in St. Anthony, MN. Silver Lake Village is a master - planned multi-
use development, anchored by Cub Foods and Wal -Mart, as well as The Landings at Silver Lake
Village rental apartments and townhomes. The proposed development by Quest involves the
construction of a 45 -unit market rate apartment building, with a projected 2014 occupancy date.
This would be followed by the conversion of an adjacent three -story office building to 45
apartments with a projected 2015 occupancy date.
In evaluating this development opportunity, Quest retained Marquette Advisors ( "Marquette ") to
provide a preliminary assessment of St. Anthony apartment market conditions, to opine on
whether sufficient market support exists for such a development, and to estimate supportable
market rental rates for new apartments at this location.
This report does not constitute a feasibility study. Rather, the deliverable is intended to be
concise, summarizing our analysis, conclusions and preliminary recommendations on behalf of
Quest Development. Recommendations were developed by Marquette based on our review of
the proposed development site, relevant market information, and our knowledge of the Twin
Cities apartment market.
Marquette Advisors Offices:
Minneapolis Office: 50 South Sixth Street, Suite 1370, Minneapolis, MN 55402
Phone: 612- 335 -8888; Fax: 612- 334 -3022
Seattle Office: 2723 California Avenue SW, Seattle, WA 98116
Phone: 425- 392 -7482; Fax: 425- 392 -7330
Washington DC Office: 1140 Connecticut Avenue NW, Suite 800, Washington, DC 20036
Phone: 202 - 331.0226; Fax 612- 334 -3022
Mr. Jim Waters
Quest Development. Inc July 24 2013
LOCATION
The development site being considered by Quest is situated in Silver Lake Village, a master
planned multi -use development in St. Anthony, Minnesota. The subject site is located at 4001
Stinson Boulevard. The following maps depict the location of the subject site within the
immediate neighborhood environment and surrounding region.
Neighborhood Environment
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Quest Development. Inc.Julv 24 2013
The subject site provides good access to goods and services within a few blocks. This includes
nearby grocery (Cub Foods) and discount retailer, Walmart. Both are just a short walk from the
proposed development site. As well, the location is centrally located within the metro area.
Both 1 -694 and I -35W are accessible within a short distance. Downtown Minneapolis is located
within a 12- minute drive, while Downtown St. Paul is approximately 25 minutes to the
southeast. The site also affords convenient access to major north metro employers such s
Medtronic, Land O' Lakes and Target's North Campus within a five to ten - minute drive.
Drive Time Analysis
Red line = 10 min
Blue line = 20 min
DEVELPOMENT CONCEPT
The proposed development includes a total of 90 units. This includes 45 new construction
apartments in a single building at 4001 Stinson, which would open in the Spring of 2015. As
well, Quest plans to convert a current office building to 45 rental apartments on an adjoining
parcel during 2016. Concept plans for the proposed 45 units in Phase I are provided on the
following page, including the preliminary unit mix and unit sizes. The primary objective of this
analysis is to determine whether there is sufficient demand for 90 market rate apartments in 2015
and 2016, as proposed, and to estimate the approximate market rental rates by unit type for new
apartments at this location.
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DEVELPOMENT CONCEPT
The proposed development includes a total of 90 units. This includes 45 new construction
apartments in a single building at 4001 Stinson, which would open in the Spring of 2015. As
well, Quest plans to convert a current office building to 45 rental apartments on an adjoining
parcel during 2016. Concept plans for the proposed 45 units in Phase I are provided on the
following page, including the preliminary unit mix and unit sizes. The primary objective of this
analysis is to determine whether there is sufficient demand for 90 market rate apartments in 2015
and 2016, as proposed, and to estimate the approximate market rental rates by unit type for new
apartments at this location.
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Mr. Jim Waters
Quest Development Inc July 24 2013
DEMOGRAPHIC HIGHLIGHTS
The subject property is located in the St. Anthony, MN. St. Anthony is a "first- ring" northern
suburb of Minneapolis. We expect that the primary market area for apartments at the proposed
site would include St. Anthony along with far northeast Minneapolis (zip code 55418), New
Brighton, Fridley, Columbia Heights and Hilltop, as depicted on the map below. A summary of
the market area's demographic composition and that of the seven -county Twin Cities Metro Area
is provided on the following pages.
St. Anthony, MN Market Area
• The St. Anthony market area had an estimated 2012 population of 97,603 residents
according to ESRI Business Information Solutions, a nationally recognized econometric
forecasting firm.
• The median household income for the St. Anthony market area was estimated to be
$51,088 in 2012, compared to $61,175 for the Twin Cities metro area as a whole.
• According to ESRI estimates, approximately 19% of households in the St. Anthony
market area earn more than $100,000 /year, compared to 27% region wide.
• The median home value was estimated at $167,711 in the St. Anthony market area,
compared to $194,499 for the Twin Cities Metro Area as a whole.
• The St. Anthony market area resident base is slightly older compared to the balance of
the region, with a median age of 38. 1, compared to 36.2 for the region.
,v.wyucuc r uvisors Page 8
Mr. Jim Waters
Quest Development Inc.July 24 2013
Demographic Profile
St. Anthony MN Market Area a Twin Cities Metro Area
Population Summary
2000 Total Population
2010 Total Population
2012 Total Population
2012 Group Quarters
2017 Total Population
2012 -2017 Annual Rate
Household Summary
2000 Households
2000 Average Household Size
2010 Households
2010 Average Household Size
2012 Households
2012 Average Household Size
2017 Households
2017 Average Household Size
2012 -2017 Annual Rate
Housing Unit Summary
2000 Housing Units
Owner Occupied Housing Units
Renter Occupied Housing Units
Vacant Housing Units
2010 Housing Units
Owner Occupied Housing Units
Renter Occupied Housing Units
Vacant Housing Units
2012 Housing Units
Owner Occupied Housing Units
Renter Occupied Housing Units
Vacant Housing Units
Median Household Income
2012
2017
Median Home Value
2012
Per Capita Income
2012
2017
Median Age
2010
2012
2017
St. Anthony Mkt Area
96,621
96,183
97,603
1,127
100,815
0.65%
40,990
2.32
40,486
2.35
41,050
2.35
42,687
2.34
0.79%
41,735
68.6%
29.6%
1.8%
43,178
63.4%
30.4%
6.2%
43,615
60.9%
33.2%
5.9%
$51,088
$58,768
$167,711
$28,228
$32,287
37.8
38.1
38.6
Twin Cities Metro
1,117,
1,
1,047
1,
$1
63.
36.
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Mr. Jim Waters
Quest Development. Inc. July 24 2013
Demographic Profile
St. Anthony, MN Market Area & Twin Cities Metro Area
St. Anthony Mkt Area
Twin Cities Metro Area
2012 Households by Income
Household Income Base
41,050
1,131,120
<$15,000
10.0%
9.4%
$15,000 - $24,999
10.0%
8.00/(
$25,000 - $34,999
12.6%
9,00/(
$35,000 - $49,999
16.1%
13.2%
$50,000 - $74,999
19.8%
19.10/0
$75,000 - $99,999
12.7%
13.9%
$100,000 - $149,999
12.6%
16.0%
$150,000 - $199,999
3.6%
5.8%
$200,000+
2.6%
5.5%
Average Household Income
$66,677
$81,259
2012 Owner Occupied Housing
Total
26,549
766,527
<$50,000
1.6%
1.3%
$50,000 - $99,999
6.7%
o
6.3 /o
$100,000 - $149,999
27.9%
17.7%
$150,000 - $199,999
39.0%
27,8%
$200,000 - $249,999
15.5%
17.6%
$250,000 - $299,999
5.0%
10.10/0
$300,000 - $399,999
2.6%
10.4%
$400,000 - $499,999
0.9%
4. o
$500,000 - $749,999
0.7%
/o
3.4 4%
$750,000 - $999,999
0.1%
0.8%
$1,000,000 +
0.0%
0.5%
Average Home Value
$176,063
$233,168
2012 Population by Age
Total
97,602
2,889,889
0 - 4
6.8%
o
6.8/0
5 -9
5.8%
6.8%
10 -14
5.3%
6.6%
15-24
11.9%
13.3%
25-34
16.3%
15.0%
35-44
12.5%
o
13.4 /o
45-54
13.8%
15.0%
55-64
12.0%
11.9%
65-74
7.8%
6.1%
75-84
5.4%
2.4%
1.7%
18 +
78.7%
75.8%
source: U.S. Census Bureau, Census 2010 Summary File 1. Esd forecasts for 2012 and 2017. Esn convened Census 2000 data into 2010
geography.
Marquette Advisors Page 10
Mr. Jim Waters
Quest Development, Inc. July 24 2013
REGIONAL APARTMENT MARKET CONDITIONS
Rental Demand
The graphic on the following page displays data on apartment unit absorption in comparison with
job growth (losses) over the past several years for the Twin Cities Metro Area. Job growth was
robust during the 1990's, particularly in the latter part of the decade, while apartment supply
increases were nominal. The Twin Cities metro area added an average of 38,000 jobs per year
between 1995 and 2000. During that time, the regional apartment market operated at or above
98% occupancy.
However, the recession of 2001/2002 led to the loss of about 40,000 jobs in the region over a
two -year period. Meanwhile, the apartment market saw the metro -wide physical vacancy rate
spike to 7.6% by 2003, with apartment owners offering deep rent concessions in an attempt
retain current renters and lure others from competing properties.
Between 2003 and 2007, the economy improved and the region added approximately 75,000
jobs. Meanwhile, we saw the absorption of nearly 6,700 market rate rental units over these four
years and a decline in the metro -wide physical vacancy rate to 4.2 %.
A serious economic recession took a major toll on all real estate sectors in 2008 and 2009,
including the Twin Cities apartment market. From the beginning of 2008 through year -end
2009, the Twin Cities economy shed more than 106,000 jobs. The regional apartment market
saw a spike in physical vacancy to 7.9% by the end of 2009. Negative absorption totaled nearly
3,500 units during 2009. (This includes only those units in apartment complexes of 10 or more
units, thereby understating negative absorption since we exclude smaller buildings, duplexes, and
single family rentals.)
The recent recession caused many Twin Cities renters to downsize, or move in with a roommate,
parents or other family members. As the economy continues to improve, many of these renters
are moving back into apartments. 2010 brought dramatic improvement in the Twin Cities
apartment market, spurred by economic improvement and modest job growth, along with a "de-
bundling" of Twin Cities households. A total of 21,600 jobs were added for the year, while
apartment absorption totaled 6,433 units. At the same time, the apartment industry benefited
from foreclosures, with rental properties attracting many former homeowners. Apartment
vacancy in the Twin Cities Metro Area declined from 7.3% to 3.8 % during 2010.
Economic conditions continue to improve. A total of 7,100 jobs were added during 2013 Q1,
following growth of 43,000 jobs in 2011 and 33,000 in 2012. Total employment remains just
7,000 jobs short of pre- recession levels in the region. Meanwhile, metro area apartment vacancy
has declined to 2.8% in 2013 Q1. Absorption totaled of 724 units during 2013 Q1, following
2,406 units in 2011 and 1,217 units in 2012.
Marquette Advisors Page 11
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Mr. Jim Waters
Ouest Development, Inc. July 24 2013
Urban submarkets have led the resurgence in the Twin Cities apartment market, although the
recovery has been widespread, with improved demand for all rental product types, at all rent
levels, and in all submarkets, particularly those which provide good access to major job centers,
goods /services, dining /entertainment, parks /trails and urban amenities, key transportation
corridors and access to transit.
Apartment Sunaly Trends
Apartment construction activity was very moderate throughout the 2008/2009 economic
recession, much more so than during the last recession of 2001/2002. The graph on the
preceding page shows regional annual apartment unit construction in comparison with unit
absorption from 1998 through 2012. Over the past 10 years in the Twin Cities region, just 7,853
new market rate apartment units have been constructed, compared to total net positive absorption
of 13,429 units during this timeframe. Construction activity has picked -up dramatically,
however, with more than 5,300 market rate apartments under construction throughout the metro
area and another 7,000 units in the planning stages. The majority of current construction activity
is focused in the City of Minneapolis, in its Downtown and "Uptown" neighborhoods, where
approximately 4,000 units are expected to come online in 2013 and 2014.
Rental Rates
The Twin Cities average market rent was $966 in 2013 Qlat the end of 2012, up 3.3% over the
past 12 months. Based on a supplemental survey of about 30,000 units metro -wide, we estimate
that "effective" rental rates (net of concessions) averaged about $957 in 2013 Q1, up 4.1%
compared to a year ago. Rent growth in the Twin Cities has been held down somewhat due to a
variety of factors, including reduced unit turnover activity due to sustained low vacancy (sub -
3.0% for eight consecutive quarters), and a strong local ownership presence which has
historically been very conservative with rent increases. We note that new apartment product has
been very well received to date and is commanding a considerable rent premium over existing
product.
The map on the following page shows average market rental rates and vacancy by submarket as
of 2013 Q 1. In general, urban and close -in suburban markets continue to outperform second and
third -ring suburban markets. However, conditions have improved in all submarkets, as rental
housing demand remains strong due to demographic and economic trends, as well as social and
lifestyle trends which are favorable to renting. Vacancy in the North Central Suburban market,
within which the subject property is located, was 2.3 %, with an average market rent of $871 for
2013 Q1.
Marquette Advisors Page 15
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Quest Development, Inc. July 24 2013
North Central Suburban Market Conditions
The North Central Suburban submarket has a total inventory of about 13,000 market rate
apartment units. The graph below summarizes rental rate growth and vacancy for the submarket
over the past five years. Through 2013 Q1, the submarket demonstrated 2.5% market rent
growth over a trailing 12 -month period, from $850 to $871. We note that the overall average
rent is held down significantly due to the age of the housing stock in this submarket, which has
seen relatively few new apartment developments in recent years. Our forthcoming analysis
includes a more detailed review of newer Class A apartments, both within and near the
submarket. North Central Suburban vacancy declined dramatically coming out of the recession
in 2009/2010 and has remained very low since that time with a modest number of new units
added during this time, with those units coming online being quickly absorbed. Our 2013 Q1
survey showed a submarket vacancy rate of just 2.3 %.
$1,000
North Central Suburban Submarket
1 st Qtr 2008 -2013
$832 5838 $824 $829 5850 $811
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Avg Rent Avg. Vacancy
REVIEW OF CLASS "A" APARTMENT COMPARABLES
We have reviewed a number of Class "A" apartments within and proximate to the subject St.
Anthony market area. We note that the market area has very few modern, Class A apartment
communities. Therefore, we have reviewed a group of north metro apartment properties both
within and near the submarket, including the following properties:
• The Landings at Silver Lake Village (209 mkt rate apts + 54 LIHTC units) — St. Anthony
• The View at Long Lake (122 apartments) — New Brighton
• Autumn Woods (201 units) — St. Anthony
• The Lexington Apartments (150 units) -- Roseville
• Parkshore Apartments (37 units) — Arden Hills
The table on the following page summarizes current vacancy and market rents by unit type for
this sub -group of Class "A" apartment comparables. A map is also provided which shows the
location of the comparables in relationship to the proposed development site in St. Anthony.
marquene Aovlsors Page 17
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Mr. Jim Waters
Quest Development. Inc. July 24 2013
Apartment Occupancy & Absorption: Collectively, the surveyed apartment comparables
showed a combined physical vacancy rate of just 2.2% in July 2013. The area includes few
modern Class A apartment properties. The nearby Landings at Silver Lake Village is the area's
largest Class A "luxury" apartment development, featuring high - quality apartment residences
and a full array of amenities. This property, constructed by Dominium in 2005, had a vacancy
rate of just 1.4% in July 2013. The most recent Class A apartment development in the area is
The View at Long Lake, which was completed by Stuart Companies last year. The property
features 128 units on a site just northwest of I -694 at 35W. The View reported a 4.7% vacancy
rate in July 2013. The property opened in July 2012, with 25 units pre - leased, and reached a
stabilized 95% occupancy level within seven months, reflecting an absorption rate of 14 units per
month.
Rental Rates: The View at Long Lake and The Landings at Silver Lake Village are the market
leaders among the apartment comparables, with studio and 1BR rents generally in the range of
$1.55 to $1.67 psf, while 213R plans range widely from approximately $1.25 to more than $1.75
psf, with a 2BR average of about $1.35 psf between The View and The Landings. The other
three properties are considerably older (1980's vintage), and although they maintain high
occupancy levels, rents are considerably lower than what we would expect for new construction
product. Rates at Parkshore, The Lexington and Autumn Woods are mostly in the $1.10 to $1.30
psf range.
DEVELOPMENT PIPELINE
According to our market information and interviews with city planning staff and other housing
professionals familiar with this market, we identified a just one pending apartment development
in the area at this time. Local developer Tycon Companies is proposing a development called
Lakeview Terrace on a site near County E & Victoria in Shoreview. The development will
include 104 units, including 47 1BR units (avg. 880 sf), 16 1BR +Den units (avg. 1,065 sf), 29
2BR units (avg. 1,310 sf) and 12 2BR +Den floorplans (avg. 1,375 sf). Planned amenities
include a club room and fitness center. Rental rates for these units, which are generally at the
high end of size range for each unit type, are expected to average approximately $1.40 psf. The
development is expected to be completed in late 2014.
We believe that the Tycon project will pose peripheral competition to the development planned
by Quest Development. First, we believe that there is sufficient market demand to support both
projects. Secondly, we note that the locations are distinct such that there would only be partial
market overlap (i.e. the Tycon development in Shoreview would draw more so from the east as
compared to the Quest projected in St. Antony). As well, the proposed unit mix, sizes and
development concepts are also differentiated.
Marquette Advisors Page 20
Mr. Jim Waters
Quest Development, Inc. Jul_ 24 2013
CONCLUSIONS
Silver Lake Village is a master planned, mixed -use development conveniently located in St.
Anthony, anchored by Cub Foods and Walmart. The nearby Landings apartments, located
within Silver Lake Village, maintain a 98 %+ occupancy rate, while the area's most recent Class
A apartment development, The View at Long Lake, has also garnered a strong positive market
response. We believe that the subject site is well positioned for a market rate apartment
development, with approximately 90 units, phased between 2014 and 2015 to accommodate new
construction and office conversion components to the project. The development should feature
high - quality units with a high -end finish. Amenities need not be extensive, but must be
tastefully designed and of a high quality level. Fitness and club room/lounge facilities should be
included. A pool is not viable considering site constraints and the size of the project, although an
outdoor courtyard with firepit and grilling areas should be considered.
Considering our preliminary review of market conditions, relevant demographic information and
growth projections, we believe that there is sufficient market demand to support 90 units at this
location as proposed. We would expect that the initial phase, with 45 units opening in 2014,
could expect a pre -lease rate of about 8 to 10 units and an absorption rate of around 13 to 16
units per month following the initial occupancy date. We would expect that the absorption rate
for Phase II would be at least similar, if not superior to Phase I.
Based on this preliminary review, we estimate approximate market rental rates as follows for the
project, by unit type (presented in July 2013 dollars):
1 BR — avg. 725 sf - $1,200 ($1.66 psf)
1 BR +Den — avg. 900 sf - $1,350 ($1.50 psf)
2BR — avg. 1,170 sf -- $1,475 ($1.26 psf)
Although demand for larger 2BR and 3BR rental units has improved throughout the metro area,
the economics are still a challenge for new construction apartments, particularly for larger unit
types in many suburban locations. Competition from a "shadow" market (privately owned SF
homes, townhomes, etc) and home - ownership has an impact on overall demand and achievable
rents for apartment operators. As such, on a psf basis, 2BR and 3BR rents lag those of smaller
1BR and Studio floorplans, for which demand remains high from single renters and young
couples, who are less likely to consider homeownership, even in suburban locations offering
good proximity to goods/services, restaurants, amenities and employment. That said, we would
suggest that the development team could consider a revision to the unit mix to be inclusive of a
larger number of 1BR plans, and fewer 2BR plans, which could be concentrated primarily in the
upper levels of the building.
Marquette Advisors Page 21
Sp ck
TRAFFIC STUDY COMPANY
Technical Memorandum
To: Jim Waters, Quest Development
From: Mike Spack, P.E., P.T.O.E.
Date: July 2, 2013
Re: Traffic Review of 4001 Stinson Boulevard Redevelopment in St. Anthony
Quest Development is proposing to replace the 58,000 square foot medical office building at 4001
Stinson Boulevard NE in St. Anthony, MN with a 90 unit apartment building. This memorandum
documents the potential traffic impact of the renovation.
Traffic Generation
A trip generation analysis was performed for the proposed site based on the methods and average
rates published in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition.
The ITE Trip Generation Manual is a compilation of traffic data from existing developments throughout
the United States. The results of the analysis are shown in Table 1. These results assume fully
occupied land uses.
Table 1— Vehicles
720 58,000 sq ft Medical Office Building _1,048 -1,048 -110 29 58 149
(Removed)
90 Dwelling Unit Apartment 300 300 9 37 36 20
Building (Added)
Net Change -748 748 101 8 22 129
The Institute of Transportation Engineers' Transportation Impact Analyses for Site Development report
recommends a detailed traffic impact study be done for developments generating 100 or more new
trips in a peak hour. That is the threshold where development traffic may adversely impact the
transportation system and intersection operations should be analyzed.
Although the calculations show a significant decrease in traffic, the decrease might not be as large as
the amount shown in Table 1 because the medical office building may not be operating at full
capacity. It is reasonable to assume however that replacing the medical office building with the
apartment building will not result in 4001 Stinson Boulevard generating more than 100 new peak hour
trips. Therefore, a traffic impact study analyzing nearby intersection operations is not warranted for
the proposed renovation.
Conclusions /Recommendations
The 4001 Stinson Boulevard redevelopment will have negligible impact on the area transportation
system and no improvements are necessary to accommodate the redevelopment plan.
nN ALTNPC9M LPND TITLE SURVEY DANE By
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DATED MAY 9. 1998
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WSB
TAn77aW Mn
Infrastructure • Engineering . Planning • Construction
701 Xenia Avenue South
Suite 300
Minneapolis, MN 55416
Tel: 763- 5414800
Fax: 763 - 541.1700
CITY OF SAINT ANTHONY VILLAGE MEMORANDUM
To:
Honorable Mayor and Council Members
Mark Casey, City Manager
From:
Kelsey Johnson, AICP, City Planner
Meeting Date:
July 30, 2013
WSB Project No.
02170 -000
Request:
Solar Energy Systems Ordinance Discussion
OVERVIEW
It is beneficial to review sections of the City Code on a regular basis in order to identify potential issues
before they are found through a request or land use application. In addition, it ensures that the City Code
is reflective of what is desired for the community. Following a cursory review of the City's Zoning
Ordinance, staff created a list of code provisions to review and potentially update, to be reviewed by the
Planning Commission. At the regular meeting of the Planning Commission on January 28, 2013, the
Planning Commission reviewed this list and created a "Work Plan ".
The Work Plan is a schedule of objectives established by the Planning Commission, which provides an
efficient method of prioritizing projects and achieving the most important goals of the Planning
Commission and the community. Among potential projects in 2013, the Planning Commission prioritized
a list of projects they would like to work on. The City Council, at their regular meeting on April 12, 2013,
approved the Work Plan as presented by the Planning Commission.
Item #6 on the Planning Commission Work Plan is to "review green/energy reuse ordinance(s) ". With
increased interest in renewable energy, more specifically for the installation of solar energy systems, staff
has prepared a draft Ordinance relating to Solar Energy Systems. The purpose of the amendment is to
incorporate more detailed standards governing the installation of solar energy systems. The ordinance is
expected to provide clarity and predictability while ensuring that solar energy systems may be installed in
a manner that allows for effective energy production. Further, the standards are intended to ensure that
these systems are installed in a manner that would not unduly affect community character. The proposed
text amendment would:
• Provide clarity for City staff as well as solar installers and property owners;
• Set standards for building- mounted and freestanding (i.e. ground mounted) systems;
• Clarify that solar access easements may be purchased from nearby property owners, consistent
with state statute.
The proposed text amendment provides for an administrative review process. For new solar energy
systems that do not or cannot comply with the new standards, the proposed ordinance includes a
conditional use permit (CUP) process that would authorize the City to grant exceptions to the standards.
This process would offer flexibility — more flexibility than a variance process — while also offering nearby
property owners an opportunity to review and comment on proposals that may affect their property. In
this instance the City could place reasonable conditions on applications in order to mitigate any adverse
impacts associated with installations that do not meet the standards of the ordinance.
As proposed, solar energy systems would be permitted as accessory uses within the LI — Light Industrial
and R/O — Recreation/Open Space Districts subject to the provisions as outlined in the proposed draft
ordinance text attached as Exhibit A.
NEXT STEPS
With feedback as provided by the City Council at this work session, staff will bring the proposed draft
ordinance language to the August 26, 2013 Planning Commission Work Session for review and comment.
Staff will make modifications to the draft language as requested and will likely bring forward a text
amendment request at the September regular meeting of the Planning Commission for a public hearing
and recommendation to the City Council.
EXHIBIT A:
ORDINANCE NO. 2013-
SAINT ANTHONY VILLAGE, MINNESOTA
AN ORDINANCE AMENDING CHAPTER 15X TO INCLUDE PROVISIONS PERTAININT
TO SOLAR ENERGY SYSTEMS
The City Council of the City of Saint Anthony Village ordains as follows:
Section One. Amendment to the City of Saint Anthony Village City Code Section ISX Chapter
15X of the City Code of the City of Saint Anthony Village is hereby amended as follows. The deleted
language is represented by strikeNxeugk text. The additional language is represented by double
underlined text.
152.008DEFINITIONS.
BUILDINGINTEGRATED SOLAR ENERGY Y T M A sQlar onergy -yste m that is
an integral part of a principal or accessory building rather than a separate mechanical device,
replacing or substituting for an architectural or structural component of the building.
Building-
tegrated systems include but are not limited to active i2hQtQyoltaic or hot water systems that are
contained within roofing materials, windows, walls, skylights, and awnings, or passive systems
that are designed to capture direct solar heat
principal BULLDJNj2JWUN1" SOLAR ENERGYSYSTEM, A solar energy system affixed to
FREESTANDING SOLAR ENERGY Y T .M A go Iar e n rzy sv t m wi h
supporting framework that is placed on or anchored in the ground and that is independent of anv_
building or other structure Garages carr)Qrts or similar structures that incorporat buildin
integrated or building- mounted solar energy systems shall not he classified as freectandino cnlar
energy systems and shall instead be subiect to regulations governing accessory structures
SOLAR COLLECTOR SURFACE Any part of a solar enem syskm that ahconcL olar
energy for use in the system's transformation process The collector surface does not include
frames supports and mounting hardware
SOLAR ENERGY Radiant en t-,d from tht sun that can be co11=jtd-hLth.Q
form of heat or • lar collectoL
SOLAR ENERGYSYSTEM A device set ofdevices, or truc al design feature
intended to provide for collection, storage, and distribution of solar energy for nnrnoces
including heating or cooling buildings or other energy -using processes electricity
generating by means of any combination of collecting, transferring, solar - generated energy_ or
water heating.
SOLAR ENERGY SYSTEMS
(A) In general. Solar energy systems shall be permitted in those zoning districts where permitw
as an accessory use, subject to the standards of this article. Solar collector surfaces and all mounting
devices shall comply with the minimum yard requirements of the district in which they are located.
Screening of solar collector surfaces shall not be required.
11 Notwithstanding the height limitations of the zoning district, building mounted solar
nergv systems shall not extend higher than three (3) feet above the ridge level of a roof on a
structure with a gable, hip, or gambrel roof and shall not extend higher than ten (101 feet above
the surface of the roof when installed on flat or shed roof.
21 The solar collector surface and mounting devices for building- mounted solar energy
systems shall be set back not less than one (1) foot from the exterior perimeter of a roof for every
one (1) foot that the system extends above the roof surface on which the system is mounted
Solar energy systems that extend less than one (1) foot above the roof surface shall be exempt
from this provision however shall be set back from the roof edge by a minimum of 1 foot
31 The collector surface and mounting devices for building- mounted solar energy v tems
shall not extend beyond the exterior perimeter of the building on which the system is mounted or
built.
(4) Solar energy systems shall be designed to blend into the architecture of the building or be
screened from routine view from public rights -of -way other than all!-,Ys. The color of the solar
collector is not required to be consistent with the roofing materials
5) Building-mounted systems, excluding building - integrated systems snail not cover more
than 80% of the roof upon which the panels are mounted
Regulations
governing
solar energy systems
are established to
provide for appropriate locations
for solar
energy systems,
to ensure
compatibility
with surrounding uses
and to promote safe and effective
use of solar
energy
to increase
opportunities for
generation of renewable
energy.
(A) In general. Solar energy systems shall be permitted in those zoning districts where permitw
as an accessory use, subject to the standards of this article. Solar collector surfaces and all mounting
devices shall comply with the minimum yard requirements of the district in which they are located.
Screening of solar collector surfaces shall not be required.
11 Notwithstanding the height limitations of the zoning district, building mounted solar
nergv systems shall not extend higher than three (3) feet above the ridge level of a roof on a
structure with a gable, hip, or gambrel roof and shall not extend higher than ten (101 feet above
the surface of the roof when installed on flat or shed roof.
21 The solar collector surface and mounting devices for building- mounted solar energy
systems shall be set back not less than one (1) foot from the exterior perimeter of a roof for every
one (1) foot that the system extends above the roof surface on which the system is mounted
Solar energy systems that extend less than one (1) foot above the roof surface shall be exempt
from this provision however shall be set back from the roof edge by a minimum of 1 foot
31 The collector surface and mounting devices for building- mounted solar energy v tems
shall not extend beyond the exterior perimeter of the building on which the system is mounted or
built.
(4) Solar energy systems shall be designed to blend into the architecture of the building or be
screened from routine view from public rights -of -way other than all!-,Ys. The color of the solar
collector is not required to be consistent with the roofing materials
5) Building-mounted systems, excluding building - integrated systems snail not cover more
than 80% of the roof upon which the panels are mounted
(1) Freestanding solar energy
systems on the around
or Hole - mounted
mea (red to the
highest Point of the system
shall not exceed the height
of the principal st
c .r or twenty (20)
feet, whichever is less The
height of the principal structure
shall be measured
as Provided in
Section 152,008 Definitions
Freestanding solar energy
systems up to fifteen
(15) feet in height
all be subject to the minimum
yard requirements of
acce ory ctr( cb
re. Freestandin olar
energy systems greater than
fifteen (15) feet in height
shall be subject to
the minimum yard
requirements of a Principal
structure The reauired yard
shall be measured
from the properly line
IQ the closest part of the structure
at minimum design
tilt
(3) The supporting framework for freestanding solar energy systems shallnDLindude
unfinished lumber.
(4) All abandoned or unused freestanding solar energy systems shall be removed within
twelve (12) months of the cessation of operations
5) Freestanding solar energy systems shall be located in rear and side yard only.
(A) In general Applications that meet the design requirements of this policy shall be granted
administrative approval by the Zonjng Administrator or other Authorized Aunt. Plan approval does
not indicate compliance with Building Code or Electric Code All systems shall comply with the
Minnesota State Building and Electric Code.
(B) Submittal requirements An application for a solar energy system shall be filed on a form
provided by the City. In addition, the applicant shall submit the following:
(1) Plan application for solar energy systems shall be accompanied by scaled horizontal and
vertical (elevation) drawings. The drawings must show the location of the system pn the
building, or on the wroperty for a ground- mounted system jncluding the property lines
a. For all building- mounted systems other than a flat roof the elevation drawings
shall show the highest finished slow. of the solar collector and the slop of the
finished roof surface on which it is mounted
b. For flat - building - building systems a drawing shall be submitted showing the
distance to the roof edge and any parapets on the building and shall identify the
height of the building on the street frontage side the shorWsLdLqano of he
system from the street frontage edge of the building, and the highe t finished
height of the solar collector above the finished surface of the roof,
(2) Written evidence that the electric utility service provider that serves the proposed site has
been informed of the applicant's intent to install a solar energy system unless the applicant does
of plan, and so states so in the application_ to connect the sysicin to the electricity rid.
(3) Written evidence that the electric solar energy system components have a UL listin
(E) Conditional uses Solar energy systems that do not comply with the standards as stated in provision
15X XXX above may be allowed by conditional use permit subiect to the provisions of Section 152 743
Conditional Use Permits, provided that requests to exceed the permitted amount of impervious rface
shall be by variance.
(F) Solar access. Solar access easements may be filed consistent with Minn. Statute &pAiQu &500.30 as
may be amended from time to time. Any property owner may purchase an easement across nearby
properties to protect access to sunlight. The easement is vurchasrd or granted by Qwncrs of nearbv
properties and can apply to buildings trees or other structum that would diminish sol r acs ss
152.143 Accessory Uses (LI Light Industrial District)
Subject to the provisions of §152.175 through 152.186, the following accessory uses are
permitted in the LI District:
(C) Solar energy systems, subject to the provisions of 15X 2M
152.158 Accessory Uses (R/O Recreational/Open Space District)
Subject to the provisions of §152.175 through 152.186, the following accessory uses are
permitted in the R/O District:
G) Solar energy systems, subject to the provisions of 15X.XXX
Section Two. Findings for Amending the City of Saint Anthony Village Citv Code
Section 152. In amending the City of Saint Anthony Village City Code Section 152 relating to
the regulations of solar energy systems, the City Council of the City of Saint Anthony Village
finds that the amendment is required for the public good; is in the interest of public health, safety
and welfare; and is compatible with the City's Comprehensive Plan.
Section Three. Effective Date. This Ordinance amendment shall be in full force and
effect upon its publication as provided by law.
Passed in regular session of the City Council on 2013.
CITY OF SAINT ANTHONY VILLAGE
Jerome O: Faust, Mayor
ATTEST:
LE
Barb Suciu, City Clerk
�•
C
A
WSB
& ,asson4rP :, inc
Infrastructure • Engineering . Planning • Construction
701 Xenia Avenue South
Suite 300
Minneapolis, MN 55416
Tel: 763- 541 -4800
Fax: 763 - 541 -1700
CITY OF SAINT ANTHONY VILLAGE MEMORANDUM
To:
Planning Commission
Mark Casey, City Manager
From:
Kelsey Johnson, AICP, City Planner
Meeting Date:
July 30, 2013
WSB Project No.
02170 -000
Request:
Accessory Buildings and Driveway Ordinance Discussion
OVERVIEW
It is beneficial to review sections of the City Code on a regular basis in order to identify potential issues
before they are found through a request or land use application. In addition, it ensures that the City Code
is reflective of what is desired for the community. Following a cursory review of the City's Zoning
Ordinance, staff created a list of code provisions to review and potentially update, to be reviewed by the
Planning Commission. At the regular meeting of the Planning Commission on January 28, 2013, the
Planning Commission reviewed this list and created a "Work Plan ".
The Work Plan is a schedule of objectives established by the Planning Commission, which provides an
efficient method of prioritizing projects and achieving the most important goals of the Planning
Commission and the community. Among potential projects in 2013, the Planning Commission prioritized
a list of projects they would like to work on. The City Council, at their regular meeting on April 12, 2013,
approved the Work Plan as presented by the Planning Commission.
In an effort to continue work on the items of the Work Plan, staff introduced the discussion relating to the
City's existing ordinances related to accessory buildings and driveways at the June 24, 2013 regular
meeting of the Planning Commission and further reviewed and updated the draft text amendment at a
work session held on July 22, 2013. At this time staff is seeking comments from the City Council.
ACCESSORY BUILDINGS
The Zoning Code currently addresses the following items as it relates to accessory buildings:
• Where an accessory building may be located
• Minimum setbacks from lot lines and principal building
• Design
• Garage setback permits
Other areas not currently addressed in the code, but may be considered include:
• Height and number of stories
• Size of buildings
• Number of accessory buildings permitted
• Size of garage door openings
The double underlined text shows the proposed additions and the stres., ike:,ieugh text shows the proposed
deletions.
§ 152.008 DEFINITION.
For the purpose of this subchapter, the following definition shall apply unless the context clearly indicates
or requires a different meaning.
ACCESSORY BUILDING. A separate building or structure or a portion of a principal building
or structure used for accessory uses.
(1993 Code, § 1605.01)
§ 152.176 ACCCESSORY BUILDINGS.
(A). In yards. No detached accessory buildings may be located within any yard other than the rear
yard, except that garages may be located in side yards.
(B). Minimum setback. No accessory buildings or any eave or other portion of any accessory
building may be located within 3 feet of any property line, except as provided in division (F) (1lbelow.
(C). Accessory buildings attached. If an accessory building is attached to the principal structure
, it will be considered a part of the principal stMeture b chug and must comply with all setbacks
and other requirements applicable to the principal struek+re uji ' .
(D). Setback from principal siruetNre bui d' Unless attached to and made a part of the
principal stmeture bstj�, no eave or other portion of an accessory building may be closer than 5 feet
from any eave or other portion of a principal structure boil i , except as may be provided in division (F .
(KLbelow.
(E). Design. All accessory buildings constructed after the construction of the principal struett�re
bstil W&must be designed and constructed in a manner consistent with the design and general appearance
of the principal structure bttildang. Accessory buildings constructed primarily of canvas_ plastic fabric nr
other similar non - permanent building materials shall he prohibited,
(F) Height An accessory building shall not exce d 15 feet in Wight or the height of the principal
building, whichever is less
any Airectton.
CIJ In all residential districts one accessory building in addition to any garage may be
permitted, except that it shall not exceed 120 square feet in area if a detached a rage exists no the
same lot.
be 120 square feet or less in are
IIl. Garage Door Ooenines t.aravP dnnr nnen:nn shall be limited in height r" feet a mea ur d
from the driveway anron at the d or onenmo
W. (I+. Garage setback permit. A garage which will cover an area of no more than 528 square
feet and no dimension of which is greater than 24 feet may be located within the side setbacks and/or rear
setbacks if a setback permit has been issued for the garage under the following provisions of this section.
(1) Application for a setback permit must be made in writing on forms provided by the
City Manager and must be filed with the City Manager, together with a filing fee in the amount required
under Chapter 33. The application must include a survey showing the proposed location of the stmaPdre
building and the stmetures buildings on the property adjoining the setback in question. The application
must also address the other matters to be considered by the Planning Commission and City Council, as set
forth in division (B) above. The permit application will be considered by the Planning Commission and
City Council, and notice of the hearing will be given, all in the same manner as provided in § 152.243 for
conditional use permits. After the hearing by the Planning Commission, the City Council will grant or
deny the permit, stating its reasons for doing so.
(2) In granting or denying the setback permit, the City Council will consider the
proximity of the garage to any struetums ilzu s on the adjoining property, the extent of vegetation or
other screening on the subject property and the adjoining property, the effect of the garage on the light
and visibility available to the adjoining property, matters of fire safety, the existing garages on the
adjoining property, the ability to locate garages elsewhere on the subject property, and any other matters
which may be relevant to the degree of encroachment into the setback.
(3) If a setback permit is granted, it will run with the title to the property for which it was
granted so long as the garage for which it was granted continues to exist. If that strtietafe building is
destroyed or removed, the permit will automatically expire.
(1993 Code, § 1650.02) Penalty, see § 10.99
fee as determined from time to time by the City Council shall he re d to prawsilic
Language for Discussion
Staff offers the above suggested language for review and discussion by the City Council. Some, all, none,
or a modification of the above language could be incorporated into the City's existing Ordinance relating
to accessory buildings. The additions to the Code attempt to address some of the concerns of staff
regarding the existing language. These concerns are centered around the height, size and number of
accessory buildings permitted on a property. As the Code is currently written, a property owner with a
single -story home could potentially construct a two -story accessory building. In addition, an accessory
building could be constructed that is larger than the principle building. There is currently nothing limiting
the size or number of accessory buildings other than the impervious surface requirement. A property
owner could construct any number of accessory buildings on a property so long as the impervious surface
requirement is met. The proposed additions to the Code are common among other cities as a way to
regulate orderly development. Staff believes that these requirements will help to ensure the character of
neighborhoods is preserved.
DRIVEWAYS
The Zoning Code currently addresses the following items as it relates to driveways:
• Total impervious surface on a property
• Distance between curb cuts
• Number of required parking spaces
Other areas not currently addressed in the Code, but may be considered include:
• Driveway width
• Driveway setback
• Location and layout of driveways and parking areas
§ 152.179 PARKING.
/C) Residential driveways All residentially zoned Properties must co ply with the f Mowing
regulations.
(a) riveways with a single driveway approach shall not exceed 40% of tjlg width of
the lot up to a maximum of 36 feet, whichever dim n ion is the small r provid d the
driveway between the curb and right of way line does not emrgd 28 f t in width
(b) Circular driveways with driveway approach cuts serving the same lot shall nnt
/2) Driveway setback. Residential driveways shall be sdbad a minimum of 3 feet from the
Property lines.
0) Required surface material All dryeways and Parking areas shall be of a hard surfixr.
HArd surfaced artas shall consist of a d gable material each a con rete asphalt or Paver but not
includme gravel or crushed rock
(5) Permit requirements. All new drivewavc alterations or additions to "isting d ivom
§ 152.180 CURB CUTS.
The City Council has the authority to limit the curb cuts serving a property or properties where the City
Council deems it appropriate for safety reasons due to the traffic on abutting streets. No curb cut to a
parking area may be more than 28 feet in width. Curb cuts on any 1 street must be at least 30 feet apart,
unless curb cuts are to be used for 1 -way traffic only and clearly designated as such, and except tha t
r ential driveways may be closer as lon a theme Meot the rep it m ptc as designate in 152 180
No C or LI use may have a curb cut within 30 feet of any residential district boundary, unless it is located
across a street from the residential district boundary.
Language for Discussion
Staff offers the above suggested language for review and discussion by the City Council. Some, all, none,
or a modification of the above language could be incorporated into the City's existing Ordinance relating
to driveways. The additions to the Code attempt to address some of the concerns of staff regarding the
existing language. These concerns are centered on driveway widths and setbacks from adjacent property.
As the Code is currently written, there is no limit to the width of a driveway. Driveway sizes in general
are limited by the impervious surface requirement. However, a property that is well below the impervious
limit could potentially pave the entire front width of their property or portion thereof. While curb cuts are
limited to 28 feet in width, this does not prevent a property owner from paving along the front curb and
using this space for parking. Staff believes that this scenario would detract from the appearance of
existing neighborhoods.
In addition, the current language in the Code states that curb cuts simply be 30 feet apart, not a specific
distance from a lot line. Therefore one property owner could potentially locate their curb cut along the
edge of their property, forcing adjacent property owners to construct any future curb cut at least 30 feet
away. Therefore, where one property owner chooses to locate their curb cut has a direct impact on where
a neighboring property owner can locate theirs, which is not practical or reasonable. Staff also believes it
is important to have a driveway setback requirement in order to allow for proper snow removal /storage
and stormwater management/drainage adjacent to a driveway. As it is written currently, the Code allows
property owners to pave right up to their side lot lines. The proposed changes to the Code are common
requirements found among other similar cities.
i�
DataLink St. Anthony User's Guide
https:Hwsbinfolink.wsbeng.com/StAnthony-DataLink/default.aspx
am nlh�ony
a eC% DataLink St. Anthony
StAnthony
SGIS
WSB
The image below illustrates the components of your web map. The layer menu allows you to toggle layers
of spatial data that will be displayed in the map view. Through the map interface you will access the
information that relates to these layers which will display in the results panel. Within the menus several
tools will enable you to interact with your data. The toolbar will allow you to reset the page, enable Gos,
and print maps.
rooie..
W
D
a
1
Mousewheel Zoom Functions
Using your mouse you will zoom and pan about the map and have the ability to access information
about the layers in your map.
Rolling your mousewheel forward will zoom in on the center of the map, while rolling your mousewheel
backward will zoom out. Click and hold with your mouse to enable the pan function and you can move
about the map without changing the scale.
To zoom in on a select area of the map simply hold the shift key and click to draw a box.
Toggle Lavers
To enable a layer to draw in the map view select the Layers menu and simply check the box to the left of
that layer in the layer control. Likewise, any box unchecked will not draw in the map view.
► ® Zoning
r A layer that is toggled on may display several categories that require further explanation. To
view the key simply click on the Legend menu.
Zoning Designation
C - Commercial
L1 - Light Industrial
PUD - Planned Unit
Development
R1 - Single Family Residential
R1A - Single Family
Residential
R2 - Two Family REsidential
R3 - Townhomes
R4 - Multiple Dwellings
ROS - RecreationlOpen Space
Identify Attribute Information
In addition to moving about your map, clicking will allow you to access information about your map
layers. Simply click once on any parcel on the map and information regarding the property will populate
in the results panel.
Property Information
PIN:
0602923240059
BUILDING NUMBER:
3300
STREETADDRESS
BELDEN DR
CITY:
ST. ANTHONY
ZIP:
55418
AREA (SQ. FEET,
8879.71
OWNER NAME
DAVID J SCAMEHORN
ET AL
OWNER ADDRESS
3300 BELDEN DR
ST. ANTHONY MN 55418
Tax Districts
SCHOOL DISTRICT 282
WATERSHED DISTRICT: Middle Mississippi
You will access os- builts and information about your utility layers using the same method. Check on a
utility layer by checking the box next to the layer in the layers menu. To identify the attribute
information for utilities click on a feature. Information about that feature will populate in the results
panel.
Sewer Gravity Mains
MATERIAL. Vitrified Clay
DIAMETER: 9"
ASBUILT. Link
Click on the link, highlighted in red, to launch the as -built for a segment of pipe.
3
Toolbar
There are a few tools that on a toolbar that allow you to reset the map to full extent, enable GPS
location, and to print. We will revisit print later.
Zoom to GPS Location Print
Reset Map
Search
The search menu is where parcel searches are performed. Searches can be completed by owner name,
address, or parcel ID number. The searches use autocomplete, so results will bed is played as you type.
By owner
0
By Aooress
By PIO s
Tools
On the tools menu features can be selected and buffered, and measurements can betaken. Below is an
overview of the Tools menu, showing the selection, buffering, and measuring functionality.
TOOLS
select
From
Parcels
-
select By
O It CS
Buffer
`09 Feet -
M
measure
['-1 -
4
You are able to make a selection and run the buffer, then add to the selection and rerun the buffer. To
make anew selection, clear the map. Items measured on the map will remain on the map, as graphics,
until you delete it. To delete a measurement clear the map.
Mail Labels
To create mailing labels you must first select a set of parcels or select features and set a buffer, the
selection results are shown in the results panel. From here mailing labels or an Excel table can be
automatically generated for the selected properties.
RESULTS a Mail I L Export
PID OWNER NAME
ADDRESS
JAIMIE M
2915 31ST
0602923310021 VANPATTER
AVE N E ST.
ANTHONY
2908
0602923310022 HRISTINA
TOWNVIEW
MARKOVA
AVE ST.
ANTHONY
GINA M
2911 31ST
0602923310023 SCHLOEDER-
AVE N E ST.
MEYER ET AL
ANTHONY
JACOB B
2904
0602923310024 HERLOFSKY ET
TOWNVIEW
AL
AVE ST.
ANTHONY
NR
2905 31ST
0602923310025 MERENDINA &
AVE N E ST.
C A QUINN
ANTHONY
2922
0602923310011 D J MERCIL & J
TOWNVIEW
M MERCIL
AVE ST.
ANTHONY
When you select the mail labels you may choose to create labels for the property owner, current
resident, or both. A formatted PDF document will pop open.
2912 TOVrtAAM AVE
STANTHONYNN 556182912
5108 SILVER LAKE RD
ST ANTHONY MN 5541831N
CHESTER J KOEHLER
2915 91ST AVE N E
STANTNONYMN 553182515
GARRETPREUSSNER
251791ST AVE N E
Sr ANTNONYMN 553102517
Select the Export button to export the parcel data to an Excel spreadsheet.
5
D J MERCIL 8 J M MERCIL
2922TON VNAVE
ST. ANTHONY MN 55318 2922
O A M SCHLOEDERaETER ET AL
STEPHEN J MEYER
2911 81ST AVE N E 2911
Draw
Under the draw menu various tools allow you to add graphics to your map.
DRAW x Ciea;
Shape 0 R E� A
Use these tools to add point symbols, lines, polygons, and text. You can select from many colors and
adjust the transparency. To delete a graphic from the map, right -click on the item and select delete.
Print Map
The print tool creates a .pdf or.jpeg that maybe saved, printed or e- mailed. Simply add a title to your
map, select the page size, and print.
t8 0 9
J
Title
8.5 x 11 Portrait
Print
R