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HomeMy WebLinkAbout05-06-15-EDCCall To Order Approval Of The Agenda Minutes Approval Of Minutes 03 -04 -15 EDC MINUTES.PDF, 04 -01 -15 EDC MINUTES.PDF Unfinished And New Business Business Retention And Expansion Program MEMO.PDF, ATTACHMENTS.PDF Updates Rice Creek Commons (TCAAP) Update MEMO.PDF Commission Members Council Liaison Staff Comments Adjourn ADJOURN A quorum of the City Council may be present at this meeting. Chair: Steve Heikkila  Commissioners: Dan Erickson  Michael Hands Kyle Lassen David Radziej  Ed von Holtum Vacant Vacant Vacant Council Liaison: Robert Woodburn Economic Development Commission May 6, 2015 8:00 am to 9:30 am City Hall Address: 1245 W Highway 96 Arden Hills MN 55112 Phone: 651 -792 -7800 Website : www.cityofardenhills.org City Vision Arden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirable City in which to live, work, and play. Agenda CALL TO ORDER 1. 2. 3. 3.A. Documents: 4. 4.A. Documents: 5. 5.A. Documents: 5.B. 5.C. 5.D. 6. Call To OrderApproval Of The AgendaMinutesApproval Of Minutes03-04 -15 EDC MINUTES.PDF, 04 -01 -15 EDC MINUTES.PDFUnfinished And New BusinessBusiness Retention And Expansion ProgramMEMO.PDF, ATTACHMENTS.PDFUpdatesRice Creek Commons (TCAAP) UpdateMEMO.PDFCommission Members Council Liaison Staff Comments Adjourn ADJOURN A quorum of the City Council may be present at this meeting. Chair:Steve Heikkila Commissioners:Dan Erickson Michael HandsKyle LassenDavid Radziej Ed von HoltumVacantVacantVacantCouncil Liaison:Robert Woodburn Economic Development Commission May 6, 2015 8:00 am to 9:30 am City Hall Address:1245 W Highway 96 Arden Hills MN 55112 Phone:651 -792 -7800 Website : www.cityofardenhills.org City VisionArden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirable City in which to live, work, and play. AgendaCALL TO ORDER1.2.3.3.A.Documents:4.4.A.Documents:5.5.A.Documents:5.B. 5.C. 5.D. 6. CITY OF ARDEN HILLS, MINNESOTA ECONOMIC DEVELOPMENT COMMISSION MARCH 4, 2015 8:00 AM CITY HALL -- 1245 WEST HIGHWAY 96 CALL MEETING TO ORDER Chair Steve Heikkila called the meeting to order at 8:05 a.m. ROLL CALL Present: Chair Steve Heikkila and Commissioners Dan Altstatt and Ed von Holtum. Also Present: Council Liaison Robert Woodburn; Community Development Director Jill Hutmacher; Associate Planner Matthew Bachler; Jonathan Weinhagen, Vice President, St. Paul Area Chamber of Commerce; Planning Commission Chair Roberta Thompson; and Planning Commissioner Clayton Zimmerman. 1. APPROVAL OF AGENDA It was the consensus of the Commission to accept the agenda as presented. 2. APPROVAL OF MINUTES It was the consensus of the Commission to accept the October 1, 2014 and the December 3, 2014 meeting minutes as presented. 3. UNFINISHED AND NEW BUSINESS A. Business Retention and Expansion Associate Planner Bachler indicated that on January 26, 2015 the Economic Development Authority voted to approve a Business Retention and Expansion Service Proposal submitted by the St. Paul Area Chamber of Commerce (SPACC). He noted that the EDC previousl y reviewed this proposal at their meeting on October 1, 2014, and recommended approval of the proposal. Associate Planner Bachler explained that Jonathan Weinhagen, Vice President of SPACC, was in attendance to discuss the preliminary analysis completed by the Chamber of the Arden Hills Business community and to present a baseline business survey to the EDC for comments. EDC Minutes March 4, 2015 Page 2 of 5 Jonathan Weinhagen discussed the timeline for implementing the BRE program. He noted that SPACC would be engaging with stakeholders and organizing volunteers throughout the spring. The majority of business visits are scheduled to be completed from June through August. He explained that an analysis of the survey results would be completed in the fall and a final report would be presented to the City in December. Mr. Weinhagen requested feedback on the number of volunteers that should be recruited to participate in the business visits and on which members of the community should be included in this process. Clayton Zimmerman recommended that the Mounds View School District and property management companies within the City be engaged. He suggested that members of the Parks, Trails, and Recreation Committee may be interested in volunteering as well. Chair Heikkila questioned whether there was an ideal cross-section of community members that should be represented in the volunteer group. Mr. Weinhagen indicated that ideally 16 to 20 volunteers would be recruited and that two volunteers would participate in each visit. He recommended that banking professionals and City Councilmembers be included in the volunteer group. He added that visits will be scheduled strategically to ensure that appropriate volunteers are visiting particular businesses in the City. Mr. Weinhagen discussed the difficulty of building a comprehensive list of businesses in the City of Arden Hills. He requested that the EDC and volunteers review the business list provided by SPACC and note any companies that were either missing or that were no longer in the City. Roberta Thompson noted that some businesses may operate in Arden Hills but have an address in an adjacent city, for example the University of Northwestern. Chair Heikkila questioned whether the business list could also include data on the length of time a company has been operating in Arden Hills. Mr. Weinhagen stated that this data would be included in an updated version of the business list. Commissioner Von Holtum questioned how the BRE program will help the City identify opportunities where businesses are looking to expand. Mr. Weinhagen commented that one of the main goals of the program will be to build stronger relationships between the City and the business community so that when a company is looking to expand their first call will be to City staff. Mr. Weinhagen provided an overview of the business survey and noted that a similar survey is used by Greater MSP and Grow Minnesota. He commented that additional training will be provided to the volunteer group before the first business visits. He requested that the EDC and EDC Minutes March 4, 2015 Page 3 of 5 volunteers review the draft survey and provide comments on questions that could be added which would be specific to Arden Hills. Mr. Weinhagen reviewed the data on the business community from 2014. He noted that the program will prioritize visiting companies within projected high growth industry sectors. Landmark businesses that have been in the City for an extended period of time will also be prioritized for volunteer visits. Commissioner Von Holtum commented that there is a sizeable med-tech cluster of businesses in the City and that it will be important that these companies are visited as part of the program. Mr. Weinhagen noted that many of the smaller med-tech businesses are in a significant growth stage and that these are exactly the types of companies that need to be engaged. Commissioner Von Holtum questioned how the volunteer visits will be coordinated and the expected duration of each visit. Mr. Weinhagen expected that the visits would be a maximum of 60 minutes in length. He noted that SPACC will be coordinating all of the business visits and that an online platform will be created to help organize the volunteers. Mr. Zimmerman asked if there was a certain management level at the businesses that would be targeted. Mr. Weinhagen commented that SPACC would be targeting senior level managers that have a broad understanding of the operations and projections of the company. Chair Heikkila requested information on the expected timeline for recruiting volunteers and beginning the business visits. Mr. Weinhagen commented that SPACC expects to have a refined survey and business inventory list for the April EDC meeting. He added that the volunteer group should be finalized by the end of April so that a training session could be held at the May EDC meeting for the business visits. B. Gateway Signs Community Development Director Hutmacher provided background information on the history and location of the City’s existing gateway signs. She noted that the EDA has requested feedback from the EDC on the design and location of future gateway signs from a business perspective. Commissioner Von Holtum commented that the proposed sign location at Highway 96 and I- 35W should be prioritized, especially considering the future redevelopment of the TCAAP site. EDC Minutes March 4, 2015 Page 4 of 5 Commissioner Altstatt noted that the two existing gateway signs along County Road D have been very beneficial for the community. Chair Heikkila stated that the proposed gateway sign locations that are on the City’s boundaries should be prioritized. He recommended that the EDA explore whether a gateway sign could be placed along Snelling Avenue closer to the southern boundary of the City. He added that the existing signs have a very professional design and have helped to brand the City. It was the consensus of the Commission that the proposed sign location at Highway 96 and I- 35W should be prioritized, and that the City should evaluate whether an appropriate location on Snelling Avenue near the southern boundary of the City can be found for an additional sign. C. Newsletter Assignments Community Development Director Hutmacher explained that in 2014 the Commissioners contributed several business-focused articles to the Arden Hills Notes. She noted that the Communications Committee has requested that the EDC submit similar articles in 2015. Chair Heikkila reviewed the list of potential newsletter topics for 2015 and requested that the Commissioners volunteer to write an article. He stated that he would write the article on the Road Lake/Highway 96 Bridge Improvements. Commissioner von Holtum volunteered to write the article on the County Road E/Snelling Avenue Bridge Improvements project. Commissioner Altstatt commented that he would tentatively volunteer to do the article on the Business Retention and Expansion Program. Chair Heikkila stated that since two Commissioners were not in attendance at the meeting, he would be assigning the City Video Tour article to Commissioner Radziej. 4. UPDATES A. TCAAP Update Community Development Director Hutmacher stated that the City Council reviewed the TCAAP Redevelopment Code (TRC) at a special Work Session on February 24, 2015. The City Council made final changes to the document and authorized staff to move forward with the “Fit Test” proposed by Ramsey County. Community Development Director Hutmacher explained that the fit test would look at what could be built based on current market demands and the requirements of the draft TRC. She noted a second component of the fit test would analyze what could be built that would meet the City Council’s vision for the site, but that would need additional flexibility from the TRC. EDC Minutes March 4, 2015 Page 5 of 5 Community Development Director Hutmacher noted that initial findings from the fit test are scheduled to be presented to the Council on March 30, 2015. Commissioner Altstatt questioned how the TCAAP redevelopment plans have changed over the course of the last year. Community Development Director Hutmacher noted that the Spine Road had been realigned to create larger retail and office development parcels along the west side o f the road adjacent to Highway 10 and I-35W. She added that greater definition on residential uses and density had been also been added to the TRC. Commissioner von Holtum questioned whether any transit projects would be developed in conjunction with the TCAAP redevelopment. Community Development Director Hutmacher discussed the potential extension of the Snelling Avenue Bus Rapid Transit “A Line” to the TCAAP site. She noted that Metro Transit is currently evaluating alternative routes for this service extension. B. Commission Members None. C. Council Liaison None. D. Staff Comments None. ADJOURNMENT Chair Steve Heikkila adjourned the meeting at 9:45 a.m. __________________________ __________________________ _ Steve Heikkila, Chair Jill Hutmacher Community Development Director CITY OF ARDEN HILLS, MINNESOTA ECONOMIC DEVELOPMENT COMMISSION APRIL 1, 2015 8:00 AM CITY HALL -- 1245 WEST HIGHWAY 96 SUMMARY OF MEETING – NO QUORUM Present: Chair Steve Heikkila and Commissioners Kyle Blassen and Ed von Holtum. Also Present: City Administrator Patrick Klaers; Community Development Director Jill Hutmacher; Associate Planner Matthew Bachler; Jonathan Weinhagen, Vice President, St. Paul Area Chamber of Commerce; and Council Liaison Robert Woodburn. Meeting opened at 8:00 a.m. Chair Heikkila stated that there was an absence of a quorum of EDC Commissioners. He noted that not motions or voting would occur until a quorum was recognized. 1. UNFINISHED AND NEW BUSINESS A. Business Retention and Expansion Jonathan Weinhagen, St. Paul Area Chamber of Commerce (SPACC), provided a brief overview of the tasks completed so far for the Business Retention and Expansion (BRE) program and what the next steps would be. Mr. Weinhagen provided the Commissioners with a list of businesses that would be prioritized for volunteer visits. He noted that the program will focus on companies within projected high growth industry sectors, such as construction, educational and health services, and professional and business services. He added that landmark businesses that have been in the City for an extended period of time will also be prioritized. Mr. Weinhagen requested feedback from the Commissioners on landmark businesses that should be included on the priority visit list. Commissioner Von Holtum suggested that Frattallone’s Ace Hardware and Flaherty’s Arden Bowl be included on the list. Chair Heikkila noted that Now Bike and Fitness is an important business in the community. EDC Minutes April 1, 2015 Page 2 of 3 Community Development Director Hutmacher recommended that large employers within the community be included on the priority visit list. She suggested that Boston Scientific, Land O’Lakes, Delkor, Hood Packaging, Pace Industries, International Paper, and Venture Solutions be added. Mr. Weinhagen noted that as part of the BRE program, SPACC would also be reaching out to commercial property owners in the City and commercial real estate brokers working in the area. Commissioner Blassen suggested Lindey’s Steak House as another landmark business. Mr. Weinhagen commented that the goal would be to visit between 30 and 40 of the businesses identified on the priority visit list. Community Development Director Hutmacher noted that the Economic Development Authority would be reviewing the proposed interview survey, the priority visit list, and the list of BRE volunteers at their meeting on April 27, 2015. She requested that the Commissioners provide feedback on the draft interview survey. Mr. Weinhagen reviewed the draft interview survey with the Commissioners. He noted that the final report on the BRE program will aggregate the information collected through the survey to protect proprietary information. He added that it would be helpful to create a packet with City contact information that could be sent to businesses as a follow-up after the interview. Chair Heikkila suggested that a question regarding transportation to local businesses should be added to the survey. B. Open Meeting Law Community Development Director Hutmacher reviewed the Minnesota open meeting law and discussed its applicability to meetings and communication among EDC Commissioners. She requested that the Commissioners contact staff if they had any questions regarding the open meeting law. C. Oaths of Office Community Development Director Hutmacher administered the oath of office for Commissioner Von Holtum and Commissioner Blassen. 2. UPDATES A. TCAAP (Rice Creek Commons) Update EDC Minutes April 1, 2015 Page 3 of 3 Community Development Director Hutmacher stated that Kimley-Horn has completed the first part of the Fit Test and that the results would be presented to the City Council at a special work session on March 30, 2015. The second part of the Fit Test is tentatively scheduled to be presented to the City Council at a special work session on April 13. She provided an overview on what was being completed by Kimley-Horn as part of the Fit Test study. Community Development Director Hutmacher stated that the Energy Integration Resiliency Framework (EIRF) will be presented to the Joint Development Authority at their meeting on Monday, April 6, 2015. Meeting closed at 9:30 a.m. __________________________ __________________________ _ Steve Heikkila, Chair Jill Hutmacher Community Development Director City of Arden Hills Economic Development Commission May 6, 2015 Page 1 of 2 MEMORANDUM DATE: May 6, 2015 EDC Agenda Item 4.A TO: Economic Development Commission Chair and Commissioners FROM: Jill Hutmacher, Community Development Director SUBJECT: Business Retention and Expansion Program At the April 27, 2015, Economic Development Authority meeting, the EDA approved the Business Retention and Expansion (BRE) survey instrument and the priority business interview list (both documents attached). The interview list includes businesses in the following targeted categories:  Businesses in high-growth industries (Construction, Professional and Business Services, Education and Health Services);  Businesses that are not in high-growth industries but which have experienced significant growth over the past few years;  Large employers; and  Legacy businesses (long-term Arden Hills businesses that are closely identified with the local business community) The business interview list includes large and small businesses in each of the City’s business districts. Interviews are also proposed with some of the larger landlords/property management companies such as Transwestern, Wellington, Roberts Management, and Inland Shannon Square. Transwestern is the manager/broker for significant space in the Red Fox/Grey Fox business district and of the North Park office complex on County Road E. Wellington, Roberts, and Inland manage/lease most of the City’s retail space. The following current and former City commission/committee members have volunteered as BRE interviewers: Dan Erickson, EDC Michael Hands, EDC Steve Heikkila, EDC Kyle Lassen, EDC David Radziej, EDC City of Arden Hills Economic Development Commission May 6, 2015 Page 2 of 2 Ed von Holtum, EDC Jim Huninghake, EDC, former Roberta Thompson, Planning Commission Clayton Zimmerman, Planning Commission Jim Ostlund, Financial Planning and Analysis Committee, former Jonathan Weinhagen, St. Paul Area Chamber of Commerce, will provide volunteer interviewer training at the May 6, 2015, EDC meeting. SPACC will work to schedule interviews which will largely occur in June, July, and August. Attachments  BRE survey instrument  Priority business interview list Business Retention & Expansion Survey 1 | P a g e City of Arden Hills Survey Reporting Form (rev 4.30.15) COMPANY NAME/CONTACT INFORMATION Company Contact: Company: Parent Company: County: City: OVERVIEW INFORMATION Visit Date: Interview Name: Interviewer Email Address: Organization Type (select one): City County Chamber MNSCU Port Authority BSR Non Profit Other BUSINESS DETAILS Primary Business Sector (select one): Accommodation/Food Services Administration/Support/Waste Management/Remediation Services Agriculture/Forestry/Fishing/Hunting Arts/Entertainment/Recreation Construction Educational Services Finance/Insurance Health Care/Social Assistance Information Management of Companies & Enterprises Manufacturing Manufacturing - Food/Candy Mining Professional/Scientific/Technical Services Real Estate/Rental and Leasing Retail Trade Transportation/Warehousing Utilities Wholesale Trade Non Profit Other Primary Sector Other: 2 | P a g e Does Company have a succession plan? YES NO Has the company ownership changed? YES NO Or is change imminent? YES NO Explanation: Over the past year, have company sales (select one): Increased Decreased Been relatively stable Fluctuated widely Not identified FACILITIES Type of facility (select all that apply): Branch Distribution Franchise Headquarters Home-based business Manufacturing Office-operation (non HQ) R&D Sales Office Is there room for expansion at site? YES NO Is this facility owned or leased? Owned Leased PRODUCTS/SERVICES Company’s major products/services: Has this company introduced new products? YES NO Briefly describe new products: LOCAL EMPLOYMENT AND WORKFORCE Number of Full Time Employees at facility: Number of jobs at this facility changed (select one): Increased Decreased Stayed the same 3 | P a g e If increased, was it hard to fill jobs? YES NO Why are openings hard to fill? (select all that apply): Poor work ethic Lack of basic education Lack of technical skills Lack of candidates Challenging location Competition Other Expect the number of jobs at facility (select one): Increase Decrease Be relatively stable Unsure Types of jobs do you expect to hire: Anticipate need to train employees: YES NO What kind of training will be needed? TRANSIT/TRANSPORTATION How well does existing transportation infrastructure serve your business (select one)? Exceeds needs Meets needs Needs improvement Please explain: Do your employees use transit (i.e. bus/rail) ? YES NO Do you think more employees would use transit if it were more readily available? YES NO MARKET INFORMATION Company’s primary market (select one): International United States Midwest (including MN) Minnesota Local Not identified Company’s fastest growing geographic market (select one): International 4 | P a g e United States Midwest (including MN) Minnesota Local Not identified Does this company export? YES NO If so, where (select all that apply): Africa & Middle East Canada Europe & Russia Greater China India, Pakistan, Central/South Asia Japan & Korea Southeast Asia Australia & Pacific Oceania Latin America & Caribbean Mexico Not Identified Interested in learning about exporting? YES NO Percent of sales outside US? INVESTMENT PLAN Does this company plan to (check all that apply) Invest in new facilities Make major equipment purchases Renovate/Expand current facilities None Not identified Please explain: Approximate date of investment (select one): Within one year Within two years Within three years Unsure If investing in new location, why (select all that apply)? Access to labor Access to markets Environmental permit obstacles High state taxes High local taxes Labor costs Lease expiration No room at this location Quality of workforce Transportation/infrastructure Other 5 | P a g e Explanation:_____________________________ COMMUNITY The City has a revolving loan fund of approximately $150,000. Would your business be interested in using this fund? YES NO If yes, for what purpose? The City has held a State of the City event in the past. Have you attended this in the past? YES NO If no, why not? If yes, how could the event be more useful? Do you identify your business as being located in: ARDEN HILLS SAINT PAUL Why? The Economic Development Commission advises the City Council/Economic Development Authority on issues concerning the business community. Would you be willing to serve as a Commissioner? YES NO POST DISCUSSION VISIT Does this company require follow up? YES NO If yes, what organization(s) should assist (select all that apply): City Chamber College State Workforce Other BRE Interview Priority List May 6, 2015 Business Name Sector Business Acela IT Solutions Inc Professional & Business Services IT Consulting Adherent Laboratories Professional & Business Services Adhesive Laboratory and Consulting Adobe Systems Manufacturing Publishers - Computer Software Aerotek Staffing Agency Professional & Business Services Temporary Staffing Agency Anderson Niebuhr & Associates Professional & Business Services Market Research Consulting Apache Group Distribution Paper and Consumer Plastics Asdco Construction Construction Materials Supply Boston Scientific Manufacturing Medical Equipment & Supplies Brausen Automotive Services Services & Retail Automotive Repair & Gas Station Cardno ATC Professional & Business Services Environmental Consultant Services Catholic United Financial Professional & Business Services Financial Services Delkor Manufacturing Food Processing Equipment Flaherty's Arden Bowl Entertainment Bowling Center/Restaurant Frandsen Financial Corporation Professional & Business Services Banking and Financial Services Galil Medical Inc Manufacturing Cryotherapy and Cryosurgery Equipment Gradient Financial Professional & Business Services Financial Services Grainger Distribution Tools and Equipment Grotto Foundation Educational & Health Services Nonprofit - ECE and Native Languages Health Partners Educational & Health Services Health Clinic Hood Packaging Manufacturing Packaging Products Innovative Special Education Services Educational & Health Services Services to Charter Schools International Paper Manufacturing Paper Products IntriCon Manufacturing Body-worn Devices Kelly Services Professional & Business Services Temporary Staffing Agency Laird Plastics Manufacturing Plastics Fabricating & Finishing Land O'Lakes Manufacturing Farm Products - Raw Materials Leggette Brashears & Graham Professional & Business Services Environmental Engineering Consultants Lindey's Steak House Entertainment Restaurant Lorton Data Inc Professional & Business Services Marketing Nott Company Manufacturing Industrial Products & Rubber Fabrication Now Bike & Fitness Retail Bicycles Oziama Company Inc Distribution Cargill Products Pace Industries Manufacturing Alumimum Die Casting Powder Technology Inc Manufacturing Particle Processing Resolution Graphics Professional & Business Services Printing Siemens Industry Inc Professional & Business Services Water Treatment Equipment & Supplies Spedco Professional & Business Services SBA 504 Lendor Split Rock Studio Professional & Business Services Exhibit Design & Fabrication Staples Distribution Office Supplies Streamworks/New Era Incentives Professional & Business Services Marketing Team Informatics Inc Professional & Business Services IT Consulting Therarising Inc Professional & Business Services Workplace Conflict Resolution Top Case Manufacturing Custom Cases Ulteig Engineers Inc Professional & Business Services Civil Engineering & Survey Consulting UTC Fire and Security Manufacturing Security Equipment & Systems Venture Solutions Inc Professional & Business Services Compliance Communications Walgreens Retail Health Care Goods & Services Wilkerson Guthman Professional & Business Services Accounting & Financial Services Commercial Brokers Transwestern Minneapolis/St. Paul Wellington Management Inc Inland Real Estate Corporation Roberts Management Company Page 1 of 2 DATE: May 6, 2015 EDC Agenda Item 5.A TO: Economic Development Commission Chair and Commissioners FROM: Jill Hutmacher, Community Development Director SUBJECT: Rice Creek Commons (TCAAP) Update Requested Action None. Energy Integration Resiliency Framework On Monday, April 6, 2015, the Joint Development Authority adopted the Energy Integration Resiliency Framework (EIRF) and authorized staff to move forward with the implementation steps identified by the EIRF including:  Negotiate with the General Services Administration for conveyance of the excess portion of the former Primer Tracer Area (PTA) for use as a Solar PV site;  Secure a demolition/remediation contract to prepare the PTA for Solar PV installation;  Prepare a RFP and solicit proposals for construction and operation of Solar PV; and  Continue to work with the Army to secure long term rights to utilize heat from the ground water treatment system and install a heat exchanger/pumping station within the ground water filtration building for operation of a low-temperature district energy system. TCAAP Redevelopment Code Kimley-Horn has completed the Fit Test and presented the results to the City Council. Fit Test #1 evaluated how the site could be laid out with roadways and development lots given strict adherence to the draft TCAAP Redevelopment Code (TRC). While the maximum number of residential units currently allowed in the draft TRC is 1,480 units, Fit Test #1 resulted in an actual built unit yield of 1,318 units. This is largely related to the difficultly in achieving the maximum density under “real world” conditions such as irregularly shaped development parcels and placement of roadways and other infrastructure. MEMORANDUM Page 2 of 2 Fit Test #2 generally followed the draft TRC but assumed more flexibility with the size, location, and density of residential subdistricts. Fit Test #2 resulted in an actual built unit yield of 1,588 units. Most of the additional residential units were in the Hill Neighborhood where Fit Test #2 placed larger numbers of small- and mid-sized lots as well as townhomes, detached townhomes, and manor homes. The City Council expressed concerns regarding the density and total number of residential units proposed in Fit Test #2. At the April 20, 2015, work session meeting, the Council provided direction to limit the number of multi-family (apartment, condominium or senior) units to 450 and to make changes to reduce the overall maximum number of residential units from 1,480 to approximately 1,334. The City Council continues to discuss their vision for number and mix of residential units as well as other issues related to the TRC. The City Council has established a deadline for preliminary approval of the TRC of May 26, 2015. The City Council continues to meet to discuss the TRC and has scheduled a special work session for Saturday, May 2, 2015 at 9:00 at City Hall.