HomeMy WebLinkAbout01-30-17-SWSfi` DEN HILLS
Request for Special City Council Work Session
A special meeting may be called by the Mayor or by any two Councilmembers.
Reason for meeting: 1
Requested Date: 1/30/17
Requested time: 5:00 pm
Open meeting X
TCAAP Civic Site
Introductions and Goals for the Meeting
Background, TRC and Option Agreement
Site Restrictions
Use Options:
o City Hall
o Community Center
o Fitness Center
o Library, Community Education, DMV
Funding Sources
Other Contingent Elements:
o Public Works Space
o Status of Current City Hall
Community Center Comparisons
Generic Guided Facilities Design Process
Council Discussion on Direction
Signature of person(s) making request:
Mayor or Council Member
Council Member
Closed meetin
I ,_, i
Date
Date
-This section to be completed by City staff -
Date received: f / -)-� / 1
Date meeting to be held: 1/30/17
Time of meeting: 5:00 pm
Location: City Hall
All necessary posting and notices have been completed.
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Sign ure of City Clerk Date
AGENDA ITEMS
TCAAP Civic Site
l Introductions and Goals for the Meeting
l Background, TRC and Option Agreement
l Site Restrictions
l Use Options:
¡City Hall
¡Community Center
¡Fitness Center
¡Library, Community Education, DMV
l Funding Sources
l Other Contingent Elements:
¡Public Works Space
¡Status of Current City Hall
l Community Center Comparisons
l Generic Guided Facilities Design Process
l Council Discussion on Direction
Bill Joynes and Staff
MEMO.PDF
ATTACHMENT A.PDF
ATTACHMENT B.PDF
ATTACHMENT C.PDF
ATTACHMENT D.PDF
ATTACHMENT E.PDF
ATTACHMENT F.PDF
ATTACHMENT G.PDF
ATTACHMENT H.PDF
ATTACHMENT I.PDF
ATTACHMENT J.PDF
COUNCIL/STAFF COMMENTS
ADJOURN
Mayor:
David Grant
Councilmembers:
Dave McClung
Brenda Holden
Fran Holmes
Steve Scott
Special City Council
Work Session
Agenda
January 30, 2017
5:00 p.m.
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.
CALL TO ORDER
1.
1.A.
Documents:
2.
AGENDA ITEMSTCAAP Civic SitelIntroductions and Goals for the Meeting l Background, TRC and Option Agreement l Site Restrictions l Use Options: ¡City Hall ¡Community Center ¡Fitness Center ¡Library, Community Education, DMV l Funding Sources l Other Contingent Elements: ¡Public Works Space ¡Status of Current City Hall l Community Center Comparisons l Generic Guided Facilities Design Process l Council Discussion on Direction Bill Joynes and Staff MEMO.PDFATTACHMENT A.PDFATTACHMENT B.PDFATTACHMENT C.PDFATTACHMENT D.PDFATTACHMENT E.PDFATTACHMENT F.PDF
ATTACHMENT G.PDF
ATTACHMENT H.PDF
ATTACHMENT I.PDF
ATTACHMENT J.PDF
COUNCIL/STAFF COMMENTS
ADJOURN
Mayor:David Grant Councilmembers:Dave McClungBrenda Holden Fran HolmesSteve Scott Special City Council Work Session Agenda January 30, 2017 5:00 p.m. 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.CALL TO ORDER1.1.A.Documents:
2.
Page 1 of 7
DATE: January 30, 2017
TO: Honorable Mayor and City Councilmembers
William S. Joynes, Sr., City Administrator
FROM: Matthew Bachler, Senior Planner
Eric Zweber, AICP, Interim City Planner
SUBJECT: TCAAP Civic Site
Background
At the City Council meeting on December 12, 2016, the Council approved an Option Agreement
with the TCAAP Master Developer that would allow the City to purchase the 1.6-acre Civic
zoned property on the TCAAP site. The Option Agreement provides the City up to seven years
to acquire the site with the timeframe beginning once the JDA approves the Master Development
Agreement (MDA) with the Master Developer. The City’s plans for the property must conform
to the TCAAP Redevelopment Code and be approved by the Master Developer. If the City
purchases the property, it will need to commence construction within one year after the closing.
A copy of the Option Agreement has been provided in Attachment A.
The sales terms will depend on when the City is ready to move forward with construction. The
City has an incentive to move quickly on developing a plan for the property as an earlier sale will
result in better terms for the City. If the sale occurs within two years of the MDA approval, the
City will be required to pay $1 for the land and have no costs associated with the infrastructure
improvements to be completed by the Master Developer (underground parking, utilities, and road
improvements). Following this two year period, the City would incur greater costs for the land
purchase and infrastructure improvements. The Option Agreement expires seven years after the
MDA is approved, at which point the property will be rezoned Town Center-3.
The purpose of this memo is to provide the City Council with preliminary background
information to help frame the City’s discussion regarding the future use of the civic site.
Preliminary discussion by the City Council has focused on the possible use of the property for a
community center, library, licensing center, a new location for City Hall, or a combination of
these uses. This memo will describe the site development and use requirements specified in the
TCAAP Redevelopment Code, review the types of community centers in surrounding
communities, and provide preliminary cost estimates and financing options.
AGENDA ITEM – 1A
MEMORANDUM
Page 2 of 7
Site Development Considerations
Permitted Uses
The TCAAP Redevelopment Code (TRC) allows the following permitted uses in the Civic
District:
• Community Center (may include uses such as a fitness center, gym, offices, event center,
indoor playground, etc.)
• Library
• Municipal Building
• Public Park Facilities
• Theater, performing arts center
Building and Site Development Standards
The City would need to develop the property in conformance with the building and site
development standards in the TRC. The majority of these regulations are found in Section 6.7 -
Civic District, which includes building setback, height, and surface parking setback requirements
(see Attachment B). In addition, the development would be required to maintain a minimum
permeable ground area of 10 percent of the total lot area (Section 9.4 of the TRC).
Staff has developed a graphic to illustrate the portion of the lot that could be developed based on
the regulations listed above (Attachment C). The minimum building setback along all property
lines is 10 feet. The property has frontage on a Pedestrian-Friendly corridor along the north side
of the site, which would require 50 percent of the building frontage be placed between 10 feet
and 25 feet from the property line. Along the east side of the property, 60 percent of the building
frontage will need to be placed between 10 feet and 15 feet from the property line because of the
open space frontage. Surface parking would need to be a minimum of three feet behind the
building façade line along the north and east sides of the property, and three feet behind the
property line along the south and west. The maximum building height permitted is 52 feet, or
four stories.
Final building plans will need to follow the building design requirements in Section 7 of the
TRC. These requirements include items such as building orientation, façade composition, and
building materials. This topic will be discussed at a future date once further work has been
completed on the proposed programming for the property.
Parking
Off-street parking requirements are determined by the type of land use proposed for a site. Based
on the permitted uses in the Civic District, staff believes the following parking ratios would be
the most applicable:
• Office: 1 space per 250 square feet of gross floor area
• Indoor Recreation: 1 space per 200 square feet non-tennis/racquetball court area
• Assembly Uses: 1 space per 3 seats
The Master Developer has proposed an underground parking structure for the Town Center that
is expected to include between 140 and 175 parking stalls designated for the civic site.
Page 3 of 7
Depending on the final plans for the property and the different uses to be included in the
building, some amount of surface parking would also be needed. Further discussion on parking
requirements is included below under Conceptual Site Plan.
Development Context
The Civic zoned property is located at the east end of the Town Center south of the Main Street
and adjacent to the Natural Resources Corridor (see Attachment D). It should be noted that a
pedestrian-only plaza has been proposed to the north of the site, which would restrict vehicular
access from this side of the property. Additionally, current plans indicate the site will be elevated
above the adjacent roadway to the east. This elevation difference would likely mean vehicular
access to the property would be at-grade on the west and south sides, and that access to the
underground parking area would be at-grade on the east side.
As part of its evaluation of the types of uses and activities to include on the site, the City should
consider what has been proposed for private and public development in the immediate area. The
Master Developer’s Concept Master Plan and the proposed programming for the Town Center
have been included in Attachment E.
• Residential: the Town Neighborhood will have a variety of housing types, including
condominiums, apartments, senior housing, townhomes, and single-family residential
detached homes. A total of 1,030 residential units could be developed in the Town
Neighborhood within approximately ¼ mile, or roughly a five minute walk, of the civic
property. Additionally, the residential Creek and Hill neighborhoods are also within close
proximity to the property.
• Commercial: the Main Street that runs through the Town Center is expected to include
approximately 42,000 square feet of retail, entertainment uses, and restaurants. In
addition, a movie theater and hotel are planned on the west end of Main Street. On the
west side of the boulevard through TCAAP will be approximately 196,000 square feet of
retail space, 48,000 square feet of office space, and six restaurants.
• Public Spaces: the Town Neighborhood park would be located directly to the east of the
civic property. The park will include an amphitheater, playground, water fountain,
volleyball court, and ice skating. A Town Square plaza to the north of the property will
provide additional public gathering space and include terraced steps down to the park.
Conceptual Site Plan
Based on its review of the TRC and the development context, staff has developed a conceptual
site plan for the civic property (Attachment F). The site plan shows a building footprint of
approximately 28,000 square feet. The building would be two-stories in height and it is expected
that there may be uses that would take up two full floors, such as an athletic court. Overall, the
building would have a total floor area of approximately 40,000 square feet. For reference, the
existing Arden Hills City Hall building is 18,500 gross square feet.
A surface parking lot with 65 stalls would be located on the western half of the property with
access driveways on the west and south. Staff used a conservative estimate of 200 parking stalls
being required assuming a parking ratio of 1 stall per 200 gross square feet (Indoor Recreation).
Page 4 of 7
If 140 underground stalls are made available for the civic property, the City would need to
provide 60 surface parking stalls to accommodate a 40,000 square foot building.
Depending on the ultimate use of the building and the number of underground parking stalls
available, the number of surface parking spaces may need to decrease or increase. This in turn
could impact the size and placement of the building on the site.
Review of Local Community Centers
Staff completed research on community centers in the neighboring municipalities of Fridley,
Mounds View, New Brighton, Shoreview, and Roseville (Attachment G). These community
centers are owned and operated either by the municipality or the local school district. In the case
of Mounds View, the City has a partnership with the Twin Cities YMCA to assist in managing
the facility. Generally, the primary services offered at the centers focus on either fitness and
recreation (city-owned facilities) or community education (school district-owned facilities).
None of the community centers are co-located in the same building as City Hall.
As part of its research, staff also looked at the Ramsey County library and license center in
Roseville. These are both stand-alone facilities not within a community center building.
Services and Activities
The following is a full list of the services and activities offered across the six different
community centers:
• Fitness and Recreation
- Fitness center
- Gym
- Sports and fitness classes
- Ice arena
- Outdoor skate park
- Walking track
- Indoor waterpark
- Indoor playground
• Community Education
- Early childhood/special education
- Adult learning center
- Alternative high school
- Summer education programs
- Cooking classes
- Art classes
- Afterschool center
• Other
- Community rooms
- Library
- Banquet facility
Page 5 of 7
- Leased space for non-profit organizations
- Birthday parties
- Weddings
- Indoor farmers market
- Childcare
- Café
-
Size
The community centers range in size from 12,876 square feet (Fridley) to 142,497 square feet
(Roseville – Fairview Community Center). The size of the center largely depends on the number
of different services and activities offered and the types of facilities. For example, the indoor
waterpark at the Shoreview center and the ice arena at the Roseville Skating Center both take up
a large portion of those facilities’ overall space.
Budget
Staff reviewed the 2017 budgets for the Fridley, Mounds View, New Brighton, and Shoreview
community centers, and the Roseville Skating Center. Except for Fridley, the community centers
all expected to have an operating loss for 2017 ranging from an approximately $16,000 loss
(Mounds View) to a $530,000 loss (New Brighton). The Fridley community center is owned by
the school district and is expecting a profit of $50,000 for 2017. The Roseville Skating Center
was expected to have an operating loss of approximately $100,000, but staff noted in the past
they have been able to break even. The Shoreview community center had the largest operating
budget for 2017 at $2,786,944. Mounds View had the smallest operating budget at $436,723.
Financing
Cost
Staff completed an analysis of two recent community center projects in the metro to determine
an estimated cost for the building construction (see Attachment H). A standard level
development cost, including kitchen, restroom, meeting/conference room facilities, was
estimated to be $300 per square foot (Rosemount). A high level development cost, including a
fitness center, aquatic facility, meeting/conference rooms, and office space, was estimated to be
$403 per square foot (Eden Prairie).
The conceptual site plan includes a 40,000 gross square foot building. Depending on the different
amenities the City Council chose to include in the building, the cost would likely range from
approximately $12 million to $16 million. As mentioned earlier, the Option Agreement would
allow the City to acquire the land for $1 with no infrastructure improvement costs if the City is
prepared to move forward with construction within two years of the MDA approval. If the City
does not acquire the property within this timeframe, the cost of the land and infrastructure
improvements would increase resulting in an overall more expensive development.
Funding Sources
Staff has identified the following potential funding sources for the development. The spreadsheet
included in Attachment I includes a more detailed breakdown of these sources.
Page 6 of 7
• City-owned property sales: City-owned property sales could include the old City Hall
property at 1450 Highway 96 and, if a new City Hall was included on the TCAAP civic
site, the current City Hall property at 1245 Highway 96. Staff has calculated the City may
expect to receive between $2,920,000 and $5,409,800 for both properties. The lower
number is a conservative estimate by staff and the higher number is based on Ramsey
County’s estimated market value of the properties. In order to determine a more accurate
number for marketing the properties, the City would need to hire an appraiser.
• SAC fee credits: the Metropolitan Council has determined that the City would be eligible
for a certain number of SAC credits for redevelopment on TCAAP based on the previous
uses on the property. The SAC credits must be used for redevelopment on the TCAAP
property and could be used to help finance the civic site development. Ehlers has
estimated that up to $5,566,400 of SAC credits would be available based on current
development plans. Funds received through the SAC credits would only become
available as development occurs on TCAAP. Alatus has stated that their planned build
out is 7 to 10 years.
• Corporate donations: the City may wish to approach some of the larger employers in the
community to see if there is interest in corporate donations towards the project.
Contributions from businesses are typically for specific facilities so that the donation can
be acknowledged. For example, the Land O’Lakes Community Room or the Boston
Scientific Auditorium. Staff estimates the City may be able to obtain at most $400,000
through corporate donations.
• Livable Communities Demonstration Account (LCDA) grant: the project may be eligible
for grant funding through the Metropolitan Council’s LCDA program. Staff estimates the
most the City could expect to receive from this grant program is $1,000,000. The eligible
expense would be the public underground parking. The City would need to enter into an
agreement with Alatus for an in-kind donation of funds equal to the grant amount.
The total amount from just the property sales and SAC credits could be between $8,486,400 and
$10,976,200. Assuming a lower cost development of $12,000,000, an additional $1,023,800 to
$3,513,600 would be needed. If the project costs are $16,000,000 the funding gap would be
$5,023,800 to $7,513,600. If the City secured corporate donations or grant funding, this would
help defray the total cost as well.
Another possible funding source would be using a portion of the PIR (Capital) Fund. The table
below shows an ending 2016 balance in the PIR Fund of $5,279,277. It should be noted this
amount is only budgeted at this time since the City has not completed an audit. Additionally, this
balance does not account for future expenditures already included in the Capital Improvements
Plan. The City has several other funds that it could use to issue itself a short-term loan for
completion of the project.
Page 7 of 7
Fund
Ending 2015 Cash
Balance
Ending 2016 Cash Balance
(Budgeted)
General Fund* 3,082,410 2,363,168
Special Revenue 1,125,795 1,061,849
PIR (Capital) Fund 3,740,481 5,279,277
Enterprise Funds 510,680 743,169
Internal Service Funds 535,446 515,218
Other Funds** 937,530 937,530
*Likely higher due to cost savings
**Funds likely to fluctuate but not by a material amount
Discussion Questions
1. What types of uses and activities does the City Council envision for the property?
2. Does the City Council support the idea of moving City Hall to the civic property on
TCAAP?
3. Is the City Council interested in uses for the property that would not be managed by the
City? This might include a Ramsey County library facility, a licensing center, or a
community education program run by the Mounds View School District.
Attachments
A. Option Agreement for the Purchase of Civic Property
B. Section 6.7 – Civic District of the TCAAP Redevelopment Code
C. Civic Site Setbacks Exhibit
D. TCAAP Regulating Plan
E. Town Center Illustrative Concept Plan
F. Town Center Proposed Programming
G. Conceptual Site Plan for Civic Property
H. Neighboring Community Centers Matrix
I. Construction Cost Estimate Memo
J. Potential Funding Sources
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[space reserved for recording data]
OPTION AGREEMENT FOR THE PURCHASE OF PROPERTY
This OPTION AGREEMENT FOR THE PURCHASE OF PROPERTY (“Agreement”)
is made by and between ALATUS ARDEN HILLS LLC, a Minnesota limited liability company
(“Landowner”) and the CITY OF ARDEN HILLS, a Minnesota municipal corporation (“City”).
RECITALS:
WHEREAS, the Landowner as Master Developer, and the Joint Development Authority
(“JDA”), a joint powers authority formed by Ramsey County and the City of Arden Hills, will enter
into a Master Contract for Private Development (“MCPD”). The date on which the JDA and
Landowner execute the MCPD shall be the Approval Date; and
WHEREAS, pursuant to the MCPD, the Landowner will become owner of that certain real
property situated in Ramsey County, Minnesota (hereinafter referred to as the “TCAAP Property”),
legally described on the attached Exhibit A; and
WHEREAS, the TCAAP Regulating Code (“TRC”) which controls the TCAAP Property
contemplates the use of approximately 1.6 acres of land depicted on the attached Exhibit B, for
civic uses (“Civic Use Land”); and
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WHEREAS, the Landowner desires to grant to the City an option (“Option”) to purchase
the Civic Use Land for the consideration and upon the terms, covenants and conditions hereinafter
set forth; and
WHEREAS, the City desires to obtain the right to purchase the Civic Use Land for the
consideration and upon the terms, covenants and conditions hereinafter set forth; and
WHEREAS, as a part of the development of the TCAAP Property, Landowner as the
Master Developer will design and construct the improvements, including an underground parking
ramp, utilities, and road improvements to serve the Civic Use Land, as depicted in the attached
Exhibit C (“Improvements”).
NOW THEREFORE, in consideration of the mutual covenants and agreements herein contained
and other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the
parties agree as follows:
1. Grant of Option. The Landowner hereby grants the City the Option to purchase the Civic
Use Land, upon the following terms:
A. Within two (2) years of the Approval Date, the City may purchase the Civic Use Land
from Landowner for the price of One and 00/100 Dollars ($1.00). The City will not pay
the costs incurred by Landowner for the construction of the Improvements.
B. After two (2) years, but within five (5) years of the Approval Date, the City may
purchase the Civic Use Land from Landowner for the purchase price of fifty percent
(50%) of the actual cost paid by the Landowner to Ramsey County for the land as
documented in the MCPD (pro rated if part of a larger parcel). The City will also pay
fifty percent (50%) of the costs incurred by Landowner for the construction of the
Improvements.
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C. After five (5) years, but within seven (7) years of the Approval Date, the City may
purchase the Civic Use Land from Landowner for the purchase price of one hundred
percent (100%) of the actual land cost paid by the Landowner to Ramsey County for the
land as documented in the MCPD (pro rated if part of a larger parcel). The City will also
pay one hundred percent (100%) of the costs incurred by the Landowner for the
construction of the Improvements.
D. If at any time within seven (7) years from the Approval Date, the City determines it no
longer wants its Option, then the City will promptly deliver a written termination notice
to Landowner and rezone the property to TC3 in accordance with the TRC applicable at
that time.
E. If the City does not exercise the Option within 7 years after the Approval Date, the
Option automatically expires seven (7) years from the Approval Date and the City agrees
to rezone the property to TC3, within 2 months after the 7th anniversary of the Approval
Date, in accordance with the TRC applicable at that time.
F. The City may only exercise its Option if it has determined to and is ready to construct a
Civic Use, as defined in the TRC, and said use has been approved by the Landowner.
2. Purchase Price for Option. The City shall pay to the Landowner the sum of One
00/100 Dollars ($1.00) in consideration of the Landowner granting the City the Option described
herein.
3. Notice of Exercise of Option. If the City desires to exercise the Option and has
obtained Landowner’s written approval for the Civic Use, the City shall notify the Landowner in
writing that the City is exercising the Option granted by the Landowner under the terms, covenants
and conditions of this Agreement (“City Notice”). The City’s Notice shall set forth the proposed
date (“Closing Date”) of the closing under the terms of this Agreement (“Closing”), which Closing
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shall occur within sixty (60) days of the City’s Notice, and shall be at a place mutually agreed upon
by the City and the Landowner. If the City purchases the Civic Use Land, it agrees to commence
construction of the Civic Use within one year after the closing, and to make reasonable efforts to
complete the construction of the Civic Use within two years after the closing, subject to force
majeure. The deed from Landowner for the Civic Use Land will contain a right of forfeiture that
will allow Landowner to re-purchase the Civic Use Land for the price the City paid if the City does
not commence building the approved Civic use within 18 months after the closing, or if the City has
not commenced vertical construction of the enclosed structure or structures (not including site work,
excavation work, or infrastructure improvements such as streets and utilities) within 24 months after
the closing.
4. Conditions to Closing. Unless waived by the City in writing, the obligation of the
City to close under this transaction is expressly conditioned upon the satisfaction of all conditions
contained in this Agreement by the Closing Date. If such conditions are not met, the City may elect
either to terminate this Agreement by written notice to the Landowner or close the transaction
contemplated by this Agreement and thereby waive the Landowner’s performance of those
conditions which have not been satisfied.
Landowner shall deliver to the City a fully executed Limited Warranty Deed to the
Civic Use Land in recordable form and such other documents as may be reasonably required
pursuant to this Agreement on the Closing Date. The Landowner shall not permit any adverse
changes in the condition of the Civic Use Land or grant any other party a right to use the Civic Use
Land that would interfere with the City’s ownership of the Civic Use Land.
5. Mortgages, Liens and Other Encumbrances. Unless otherwise provided for
herein, thirty (30) days prior to the Closing Date, the Landowner shall furnish to the City a title
commitment for the Civic Use Land, and Landlord agrees to convey the Civic Use Land to the City
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free and clear of any and all liens and encumbrances including any mortgage on the Civic Use
Land. If the Civic Use Land is encumbered by a mortgage or other lien or encumbrance, the
Landowner shall be required to obtain from any mortgagee or any other lien holder of the Civic Use
Land a release or satisfaction of said mortgage or lien.
6. Broker’s Fees. The City and the Landowner agree that each of the parties shall be
responsible for paying any broker that they may have engaged relating to the purchase of the Civic
Use Land by the City.
7. Remedies. Except as otherwise provided herein, if the Landowner for any reason
fails to perform any of the covenants, conditions, or warranties of this Agreement, City may at its
option (a) terminate this Agreement by written notice to Landowner or (b) waive the
nonperformance and proceed with Closing or (c) have the remedy of specific performance of this
Agreement. The City’s remedy of specific performance set forth in subsection (c) shall not apply in
the event that the Landowner is unable to obtain a mortgage consent following all reasonable and
good faith efforts by Landowner to obtain it. In the event the City is required to take an action to
seek specific performance of this Agreement by the Landowner then, notwithstanding any
provisions to the contrary herein, the City shall be entitled to recover all reasonable costs and
expenses of said action including reasonable attorney’s fees incurred in said action.
8. Miscellaneous.
A. Governing Law. This agreement is made and executed under and in all respects to
be governed and construed by the laws of the State of Minnesota and the parties hereto hereby
agree and consent and submit themselves to any court of competent jurisdiction situated in Ramsey
County, Minnesota.
B. Entire Agreement. This Agreement and the Exhibits attached hereto contain the
final, entire agreement between the parties with respect to the Option granted by the Landowner to
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the City, and are intended to be an integration of all prior negotiations and understandings. This
Agreement supersedes all prior negotiations, understandings, representations, or agreements, both
written and oral. City and Landowner shall not be bound by any terms, conditions, statements,
warranties, or representations, oral or written, not contained herein.
C. Severability. If any one or more of the provisions of this Agreement should be held
contrary to law or public policy, or should for any reason whatsoever be held invalid or
unenforceable by a court of competent jurisdiction, then such provision or provisions shall be null
and void and shall be deemed separate from the remaining provisions of this Agreement, which
remaining provisions shall continue in full force and effect, provided that the rights and obligations
of the parties contained herein are no materially prejudiced and the intentions of the parties continue
to be effective.
D. Survivability. Any term, condition, covenant or obligation which requires
performance by either party subsequent to the Closing Date shall remain enforceable against such
party subsequent to the Closing Date.
E. Authorization. Each party represents to the other that such party has authority
under all applicable laws to enter into this Agreement, that all of the procedural requirements
imposed by law upon each party for the approval and authorization of this Agreement have been
properly completed, and that the persons who have executed the Agreement on behalf of each party
are authorized and empowered to executed said Agreement.
F. Time of the Essence. Time is of the essence with regard to all dates and times set
forth in this Agreement. If the final date of any period set forth herein (including, but not limited to,
the Closing Date) falls on a Saturday, Sunday, or legal holiday under the laws of the State of
Minnesota or the United States of America, the final date of such period shall be extended to the
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next day that is not a Saturday, Sunday, or legal holiday. The term “days” as used herein shall in all
cases mean calendar days.
G. Amendments. This Agreement may not be changed, amended, modified, cancelled
or terminated other than as expressly provided herein, except by an instrument in writing executed
by all parties hereto.
H. Notice. Any notice required by this Agreement shall be mailed by registered or
certified mail, postage prepaid, return receipt requested, or delivered personally to:
Landowner: Alatus Arden Hills LLC
Attn: Robert C. Lux
800 Nicollet Mall, Suite 2850
Minneapolis, MN 55402
City: City of Arden Hills
Attn: City Administrator
Arden Hills City Hall
1245 West Highway 96
Arden Hills MN 55112
or at such other address with respect to either such party as that party may, from time to time,
designate in writing and forward to the other as provided in this Section.
ALATUS ARDEN HILLS LLC
By: __________________________________
________________________________
Its: ___________________________________
STATE OF MINNESOTA )
) s s .
COUNTY OF __________ )
The foregoing instrument was acknowledged before me this _____ day of ____________, 2016,
by ________________________________, the ________________________________ of Alatus
Arden Hills LLC, a Minnesota limited liability company, on behalf of the limited liability company.
____________________________________
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NOTARY PUBLIC
CITY OF ARDEN HILLS
By ______________________________________
D a v i d G r a n t , M a y o r
A n d _ ____________________________________
Sue Iverson, Interim City Administrator
STATE OF MINNESOTA )
) s s .
COUNTY OF RAMSEY )
The foregoing instrument was acknowledged before me this _____ day of ____________, 2016,
by David Grant and by Sue Iverson, respectively the Mayor and Interim City Administrator of the City
of Arden Hills, a Minnesota municipal corporation, on behalf of the corporation and pursuant to the
authority granted by its City Council.
____________________________________
NOTARY PUBLIC
THIS INSTRUMENT WAS DRAFTED BY:
CAMPBELL KNUTSON, P.A.
860 Blue Gentian Road, Suite 290
Eagan, Minnesota 55121
Telephone: (651) 452-5000
9
190485v1
EXHIBIT “A”
Legal Description
(to be inserted at later date)
10
190485v1
EXHIBIT “B”
White
11
190485v1
EXHIBIT “C”
Improvements
Improvements will include underground parking ramp, utilities, and road improvements to serve the
Civic Use Land
Section 6: Buildi
6.7 Civ
(a
ng and Site Develo
ic District (D)
a) Illustra
The Civic D
opment Standards
Zone
ations and Inte
District is inten
TCAAP Mast
C
s
ent
nded to allow
ter Plan Vision f
Civic District
civic and com
for Civic Distric
mmunity uses.
ct Zone
Approve
Revised Dece
TCAAP Redevelo
ed July 13, 2015
ember 12, 2016
opment Code
Page | 64
Civic District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 65
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
Pedestrian Priority/Open Space Frontage BTZ 10’ min. setback – 15’ max. setback
Pedestrian-Friendly Frontage BTZ 10’ min. setback – 25’ max. setback
General Frontage BTZ 10’ min. setback; no max. setback
Side – Adjacent to Neighborhood District
Side – All other adjacencies
10’ min.; no max. setback
0’ min.; no max. setback
Rear – Adjacent to Neighborhood District
Rear – All other adjacencies
10’ min.; no max. setback
0’ min.; no max. setback
(ii) Building Frontage
(Percentage of building façade built within the BTZ)
Pedestrian Priority Frontage 60% min.
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
A
B
C
D
D*
E
F
Civic District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 66
(c) Building Height
(iii) Principal Building Standards
Building
maximum 52’ max
First floor to
ceiling height (fin.
floor to ceiling
structure)
10’ min. for all frontages
Ground floor
finish level
12” max. above sidewalk
for all buildings with
Pedestrian Priority
Frontage
ADA Code applies
Upper floor(s)
height (fin. floor to
ceiling structure)
9’ min.
(iv) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the TC Zone.
K
M
N
L
Civic District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 67
(d) Parking & Service Access
(iv) Surface Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards
for Driveways and Service Access section 6.1(c) iii.
Pedestrian
Priority or
Open Space
Frontage
Shall be located behind the
principal building along that
street frontage; or
Min. 3’ behind the building
façade line along that street
Pedestrian-
Friendly
Frontage
Min. 3’ behind the building
façade line along that street
General
Frontage
Min. 3’ behind the property
line along that street
Side
6’ (min) only if adjacent to
Neighborhood District;
0’ min. for all other
adjacencies
Rear
6’ (min) only if adjacent to
Neighborhood District;
0’ min. for all other
adjacencies
(v) Structured Parking
Standards for S and T in the illustrations above are referenced in
standards for Driveways and Service Access section 6.1(c) iii.
Pedestrian
Priority or Open
Space Frontage
Ground floor - Shall be min. of
30’ from the property line
Upper Floors – may be built to
the façade line along that
street
Pedestrian-
Friendly
Frontage or
General
Frontage
May be built up to the building façade line
along a that street; or
If no building is located along the street
frontage; then the structured parking shall
meet the setback standards along that
specific frontage.
Side
10’ (min) only if adjacent to
Neighborhood District;
0’ for all other adjacencies
Rear
10’ (min) only if adjacent to
Neighborhood District;
0’ min. for all other
adjacencies
(vi) Below Grade Parking
May be built up to the property lines along all streets
O
P
R
O
Q
O*
R
P
Q*
Pedestrian Priority or Open Space Frontage
Neighborhood District
Genera
l
F
r
o
n
t age
G
e
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e
r
a
l
F
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o
n
t
a
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e
Pedestrian-Friend
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F
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e
0 50'
Scale: 1" = 50'
0 100'
LEGEND
Minimum Building Setback
Maximum Building Setback
Build-to-Zone
Parking Setback Zone
CIVIC SITE SETBACKS
January 23, 2017
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A
B
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TRC CC - Campus Commercial
TRC CO - Civic/Open Space
TRC FO - Flex Office
TRC RMU - Retail Mixed Use
TRC NR-1 - Residential
TRC OMU - Office Mixed Use
TRC OS - Open Space
TRC - Water Infrastructure
Right of Way
Gateway Overlay District
Pedestrian Friendly Frontage
Pedestrian Priority Frontage
TRC NR-2 - Residential
TRC NR-3 - Residential
TRC NR-4 - Residential
TRC TC-1 - Town Center
TRC TC-2 - Town Center
TRC TC-3 - Town Center
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Located in current building since 2000 N/A N/A
701 Xenia Avenue South | Suite 300 | Minneapolis, MN 55416 | (763) 541-4800
Building a legacy – your legacy.
Equal Opportunity Employer | wsbeng.com
K:\03450-000\Admin\Docs\Civic Site\Cost Facility and Parking Memo 01262017.doc
Memorandum
To: Andy Brotzler
From: Jason Amberg
Eric Zweber
Date: January 26, 2017
Re: Arden Hills: TCAAP Civic Site: Community Center Cost Comparison; Facility and
Parking Assumptions
WSB Project No. 03450-000
COMMUNITY CENTER COST COMPARISON
Below is a summary of recent community center type projects developed in the Twin Cities area along
with a description of amenities and related costs for the purposes of comparison.
Example #1 – Low Level Renovation Cost (for reference only – not applicable to this project)
City of South St. Paul: Doug Woog Arena facility expansion
2 story building renovation and expansion
Meeting rooms, office space, locker rooms, storage
$1.2 million / 14,500 SF renovation and expansion = $82.75 per SF
Example #2 – Standard Level Development Cost
City of Rosemount: Steeple Center
2 story building expansion
Lobby, kitchen, restrooms, meeting / conference rooms
$3 million / 10,000 SF expansion = $300 per SF
Example #3 – High Level Development Cost
City of Eden Prairie: Community Center Addition
2 story building expansion
Aquatics, meeting / conference rooms, fitness center, office space
$21 million / 52,000 SF facility expansion = $403 per SF
BUILDING ASSUMPTIONS
The building assumptions below are based on the site, building and parking concept included in the
January 30, 2017 City Council Work Session packet. This concept illustrates a building with a footprint of
about 27,600 square feet and a parking lot with 65 stalls (4 handicapped stalls and 61 general parking
stalls).
City Hall
The current City Hall has 18,500 square feet and Arden Hills has an estimated population of 9,847
residents in 2015. The 1,460 units anticipated within the TCAAP redevelopment would expect to increase
the City’s population by 3,500 residents to a total population of approximately 13,347, a 35.5% increase.
To accommodate this increased population, it is reasonable to expect that the City Hall would need to
expand in proportion with the population. A 35.5% increase in size of the current City Hall would result in
a building approximately 25,000 square feet in size.
A new City Hall would occupy almost all of the entire first floor of the building illustrated in the concept. A
second story would allow for additional areas for community functions. The second floor would not be
Brotzler – Arden Hills
January 26, 2017
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expect to be the same size as the building footprint because a Council Chambers/Auditorium would need
to have a ceiling height that would stretch extend into the second floor. The current Council Chambers is
about 1,900 square feet and a 35.5% increase in size would result in a new Council Chambers of
approximately 2,600 square feet. This new Council Chambers would allow for a second floor of 25,000
square feet (27,600 square feet - 2,600 square feet).
This additional area could be used for a number of community uses including classrooms, fitness classes,
weight rooms, walking tracks or young children’s playrooms. Basketball courts, racquetball courts and
indoor playgrounds would not be able to be accommodated in this additional space because all of these
uses require a ceiling height that would extend into a two story. Any inclusion of these taller uses would
reduce the additional space provided by a second floor.
Community Center
The total space available for community center facilities are impacted by the amount of uses that require
a ceiling height greater than a single story building. For example, a gymnasium that accommodates two
basketball courts would be approximately 13,000 square feet. A few uses, such as a walking track, can
be constructed in the space above the basketball courts, but it would be appropriate to assume that the
entire 13,000 square feet would need to be removed from the second story square foot calculation.
Installing two basketball courts into the concept two story building would allow for an additional 29,200
square feet (14,600 square feet on each floor) of other community uses. These uses could include
classrooms, fitness classes, weight rooms and/or young children’s playrooms.
PARKING ASSUMPTIONS
The site, building and parking concept assumes that there will be a single level of parking underground
and a single level of surface parking on about half of the surface area of the site. Alatus stated that the
maximum number of parking stall within the underground parking garage would be 175 stalls, but that
number was a very high level analysis. This number may be reduced during final design.
Assuming the maximum parking stalls, a total of 240 stalls (65 surface + 175 underground) would be
available for the civic building. Office uses require 1 stall per 250 square feet while recreational uses
require 1 stall per 200 square feet. With these parking requirements, the following would be the
maximum building sizes allowed:
100% Offices Uses (City Hall): 60,000 square feet (240 stalls x 250 square feet)
100% Recreational Uses (Community Center): 48,000 square feet (240 stalls x 200 square feet)
To accommodate larger buildings, an above-ground parking structure or off-site parking would need to be
provided which would likely increase the cost of the project.
Funding Source Low Amount High Amount Determined By
SAC Fee Credits $5,566,400 $5,566,400 Ehlers
Current City Hall Site $2,000,000 $3,627,300
Low: City Staff;
High: Ramsey County Assessor
Old City Hall $920,000 $1,782,500
Low: City Staff;
High: Ramsey County Assessor
Livable Community Demonstration Account
(LCDA) Grant $0 $1,000,000 City Staff
Corporate Sponsership/Donations $0 $400,000 City Staff
$8,486,400 $12,376,200