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HomeMy WebLinkAbout06-01-15Joint Development Authority Monday, June 1, 2015 Arden Hills City Council Chambers Minutes 5:30 pm Present: Joint Development Authority: Chair David Sand, Commissioner Blake Huffman, Commissioner Brenda Holden, Commissioner Rafael Ortega Absent: Commissioner David Grant (excused) Also present: Jill Hutmacher, (Arden Hills); Heather Worthington, (Ramsey County); JDA Attorney Mike Norton Roll call taken. Approval of agenda. Motion by Commissioner Holden seconded by Commissioner Ortega to approve the agenda as presented. Motion carried. Approval of April 6 2015 minutes. Motion by Commissioner Ortega seconded by Commissioner Holden to approve the minutes as presented. Motion carried. Public Ing uiriesllnformational None Consent Agenda None Old Business None Public Hearin None New Business None Development Director's _Report Development Director Hutmacher reviewed the TCAAP Redevelopment Code with the JDA. She discussed the work the City had completed on the TCAAP Master plan since November of 2012 to the present. It was noted that through public comments and open houses, the City gathered input on community preferences for TCAAP development. Development Director Hutmacher indicated that residents want to see TCAAP developed in a similar style as the rest of the City but with a few notable differences: 1. Residents felt that TCAAP should meet the needs and desires of younger generations. 2. Residents wanted a walkable pedestrian friendly community with neighborhoods connected to each other and to convenient retail, services, and entertainment. 3. Residents wanted a wider variety of housing options to serve young professionals, empty nesters and seniors. 4. Nearly everyone shared the view that TCAAP should be developed as a special place with high-quality development and amenities. Development Director Hutmacher explained that the City Council wanted to avoid creating a plan that was undevelopable in the market. The Council held discussions with representatives of commercial/industrial, retail, multi -family, single-family and senior markets. From these discussions, the Council learned: • Residential mixed-use is not supported by the market. Multi -family developers considered mixed-use requirements, particularly in the suburbs, as a serious disincentive and a barrier to development. • Quality multi -family development in suburban locations would likely need tax increment financing or other subsidies to close the gap between construction costs and lease revenues. This was recently demonstrated with the approval of $7 million in TIF for a 484 -unit multi -family development in Brooklyn Park. • Arden Hills is a desirable location for single-family homes due to the quality and reputation of the Mounds View School District. Developers and school district representatives agreed that families with school-age children are most likely to live in single-family homes. Townhomes and apartments do not appear to be preferred housing products for young families. • Arden Hills is also a desirable location for empty -nester housing as residents choose to downsize from their existing homes, but stay in the community. Empty -nesters desire smaller, one level homes with upgraded features and maintenance -free living. Popular empty -nester products include twin homes and attached and detached townhomes. • The Council heard from commercial/industrial developers that amenities, proximity to retail, services and trails, are very important to attract businesses. Businesses even use proximity to amenities as a recruiting tool. The City heard from retail developers that with the growing popularity of online shopping, shopping at bricks -and -mortar stores has become more experience -based. Shopping has become a form of entertainment and consumers want to do their shopping in an environment that adds to the experience. Commercial -industrial developers felt that the site was well -located, but cautioned that the City and County will need to be patient to secure the high-quality jobs that they want. Development Director Hutmacher stated that in addition to feedback from residents and developers, the City took Ramsey County comments into consideration as well. Due to the County's goals for high-quality jobs and tax base increases, over 50% of the developable acreage is designated for commercial/industrial use. Based on County input following discussions with a potential retail developer, the primary retail location was shifted to the west of the Spine Road. In addition, city parks were located away from high-value commercial areas. Development Director Hutmacher explained that County staff has indicated that density of 10 units per acre is necessary to support transit. The land use plan preliminarily approved by the Council on May 26 includes an overall site density of approximately 9% units per acre, with density as high as 45 units per acre in the Town Center. In most existing Arden Hills neighborhoods, gross density is generally 2 to 3 units per acre, so the preliminarily approved land use plan represents a significant change from current development patterns. Development Director Hutmacher reported that since August of 2014, the Council has been meeting weekly to consider community and developer input into the TRC. The Council has carefully weighed and considered hundreds of issues on the regulating plan that has: • Approximately 151 acres designated for residential development; • 168 acres designated for commercial/industrial development; • 25 acres for City parks; and 83 acres for the Spine Road, regional stormwater infrastructure, and the existing water treatment facility. Development Director Hutmacher indicated that the regulating plan or zoning map can be discussed in terms of neighborhoods or districts. The Campus Commercial district is approximately 47 acres and could support up to 500,000 square feet of commercial development within a business park setting. The Creek neighborhood is designated for single- family housing. Based on developer input, the Creek neighborhood can accommodate up to 29 likely upscale homes on large lots (approximately 85 feet wide). The Creek neighborhood could also support up to 93 homes on medium sized lots (approximately 65-75 feet wide) and 32 homes on small single family lots. Development Director Hutmacher indicated the completion of the TRC marks a significant milestone in the TCAAP project, but much work remains. For the JDA, the next steps include advanced work on the JDA governance process. Also, as Ramsey County moves forward with potential selection of a master developer, the JDA should consider how that process aligns with the JDA approval process. Development Director Hutmacher explained that with the preliminary approval of the TRC, the City is moving forward with the Comprehensive Plan Amendment. City Council and Planning Commission discussions on this topic will be held in June. Public hearings on the TRC and the CPA are tentatively scheduled for July 8. The Council will consider final approval of the TRC and CPA on July 13, contingent upon Met Council approval of the CPA. Development Director Hutmacher stated that if the proposed approval timeline were followed, the construction of the Spine Road and trunk utilities would occur in 2016, followed by private development in 2017. Commissioner Sand discussed the developer comments and noted these comments differed from those presented to the County last Monday. Development Director Hutmacher explained that the presentation given to the County was the same condensed presentation given to the public at the May 26 City Council meeting due to time constraints. She reported that all comments presented to the County were valid and were expanded this evening. Commissioner Ortega requested a list of developers that had participated in the City's development panel discussions. Commissioner Huffman stated that small lot sizes were an important housing factor along with the need for empty -nester and young professional housing. He asked why a change was made to the NB3 District. Development Director Hutmacher reported that the change to this district was made at Councilmember Holden's request. Commissioner Holden commented in order to get the TRC approved by the City Council, the City would need four votes and at this time, the City only had three. She explained that the City was trying to keep in mind all of the voices it has heard over the past year and her change would assist in arranging housing in a manner in which 4/5 of the Council could support. Commissioner Sand expressed concern with why the Council was questioning the need for the JDA. He believed the JDA should have a discussion with the JDA Attorney and the City Attorney as to the level of flexibility that would be available in the TRC. He was concerned that all future developments would revert back to the Council, and if this was the case, what was the purpose of the JDA. He commented that the JDA was here to stay and had a say in how the TCAAP site developed. He was in favor of seeking advice from counsel in order to greater define the role of the City and the role of the JDA moving forward. He was frustrated with the level the City has micromanaged this project to the point that no flexibility remained in the plan. Commissioner Holden believed that the TRC was the City's one chance to pull together its thoughts on how TCAAP and its neighborhoods should develop. The City wanted to see diverse housing types, size and price range on TCAAP and not one style of house. Because of this, numerous housing categories were written into the TRC. Chair Sand stated that a certain level of flexibility would be beneficial and asked if a meeting should be held between the JDA and the City Attorney. Commissioner Ortega asked that the County Attorney be included in the meeting. JDA Attorney Norton advised that based on his discussions with the City Attorney and staff, there was no fundamental disagreement on how the JDA works in terms of implementing the TRC and the relationship with the City Council. The only concern may be the level of flexibility within the TRC, however the TRC was being written by the City due to its zoning authority. He had not heard that the Council was not accepting certain levels of flexibility. He understood that the Met Council also had to approve the CPA. He commented that he would be more than happy to meet with the City Attorney to go over some of the JDA's concerns. Chair Sand was in favor of getting all three parties together to resolve the County and JDA's concerns. Commissioner Huffman requested further information on the design and development flexibility that would be allowed for future developments on TCAAP. Development Director Hutmacher reviewed the design standards further with the JDA. She explained that Table 3.3 in the TRC allows the JDA to grant up to 10% flexibility on numerical standards within the TRC with the exception of the Schedule of Uses, building height, definitions, residential density, and clear height for commercial/industrial buildings. Commissioner Ortega asked if the City Council was interested in receiving a BRT (Bus Rapid Transit) line. He understood that a density of 10 units per acre would be necessary in order to have a BRT line. Commissioner Holden commented there was no guarantee the TCAAP site would receive a BRT line, even if the density was over 10 units per acre. Commissioner Huffman questioned the proposed density for TCAAP at this time as proposed by the City. Development Director Hutmacher explained the difference between gross and net density. She reported that the Town Center area had a net density well over 10 units per acre. She estimated that the overall net density would be in the 11 to 12 units per acre range. She explained that actual net density could be calculated when a developer brought forward a proposal including road layout. Commissioner Ortega wanted the site to be competitive and developed well. Chair Sand thanked the staff for their presentation and for their diligent responses. Administrative Director's Report Administrative Director Worthington requested the JDA approve the annual insurance premium through the League of Minnesota Cities. She discussed the rate noting it declined slightly over last year. She asked if the JDA was interested in approving the excess liability rider. She provided further comment on benefits of the excess liability rider. Motion by Commissioner Ortega seconded by Commissioner Huffman to approve the annual insurance Premium through the League of Minnesota Cities with the excess liability rider. Motion carried. Commissioner Updates None. Future Meeting Schedule The next meeting will be Monday, July 6, 2015, at Arden Hills City Hall. Meeting adjourned at 6:15 pm. Approved David B. Sand, Chair Date