HomeMy WebLinkAbout11-07-24-SWSMayor:
Address:
David Grant
1245 West Highway 96
Arden Hills MN 55112
Councilmembers:
'It
-AxQEN HILLS
Brenda Holden
Phone:
Emily Rousseau
651.792.7800
Tena Monson
Agenda
Tom Fabel
Website:
November 7, 2024
www.cityofardenhills.org
Special City Council Work Session — 5:30 p.m.
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.
Members of the public may attend a meeting in -person at City Hall or they may view the meeting remotely on the City's
website using the below link. Meetings are also broadcast on Cable Channel 16 for those that live in Arden Hills.
https://ciiyofardenhills.org/320/Watch-City-Meetings
CALL TO ORDER
1. PUBLIC INQUIRIES/INFORMATIONAL
This is an opportunity for citizens to respectfully bring to the Council's attention any items which are relevant to the City. In addressing the
Council, you must first state your name and address for the record. Comments shall be limited to three (3) minutes or less. Written
documents or other materials should be handed to the City Clerk for distribution to the Council prior to or during the meeting. Council will
generally not respond at the same meeting where an issue is initially raised by a member of the public but the Council may refer the issue to
staff for further research and possible report or action at a future Council meeting.
2. RESPONSE TO PUBLIC INQUIRIES
3. AGENDA ITEMS
Staff/Presenters
Time
A. Rice Creek Commons/TCAAP Discussion
Jessica Jagoe
4. COUNCIL/STAFF COMMENTS
ADJOURN
AGENDA ITEM - 3A
-ADEN HILLS
MEMORANDUM
DATE: November 7, 2024
TO: Honorable Mayor and City Councilmembers
FROM: Jessica Jagoe, Interim City Administrator
SUBJECT: Rice Creeks Commons/TCAAP Discussion
Budgeted Amount: Actual Amount
N/A N/A
Council Should Consider
Funding Source:
N/A
Council should discuss its next steps and provide direction on development items towards the
future development of Rice Creek Commons/TCAAP.
BackLrround
At the October 151h Special Work Session, the City Council gave direction to schedule a special
work session to discuss the term sheet items related to the future development of Rice Creek
Commons (RCC)/TCAAP. Staff had shared that Ramsey County and Alatus ("Developer") have
exchanged comments on the PSA drafted by the County Attorney, and County staff are
continuing discussions with Alatus on negotiating the final terms of the PSA. In addition, the
County has contracted with Kimley Horn for the completion of design plans for the mass grading
and spine road. These actions are consistent with the Joint Powers Agreement for
the redevelopment of RCC. Given the advancement in these areas, the City Council felt the
previously agreed upon Memorandums of Understanding (MOU) (i.e. Civic Site, Parks), draft
agreements (i.e. Cooperative Agreement), and deal terms should be reviewed. The Council gave
priority to begin discussion with a review of the Civic Site and Parks MOU.
Discussion
2022 Term Sheet
Our Financial Advisor with Ehlers, Stacie Kvilvang, following direction of the City Council has
contacted the Developer to request that they redline the 2022 Term Sheet (Attachment A) as a
starting point to discuss any changes to the previously agreed upon items. With the ongoing
negotiations between the Developer and Ramsey County towards the final terms of the PSA, the
Developer has not had an opportunity to respond to the City's request. As an update on the PSA,
there is a tentative closed session scheduled for the County Board on Tuesday, November 26th
Page 1 of 5
but it is dependent on discussions with the Developer. Staff will provide a verbal update on the
status of these redlines at the work session.
Civic Site
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 property is located at the east end of the Town Center
south of the Main Street and adjacent to the Natural Resources Corridor.
The Option Agreement provided the City up to seven years to acquire the site with the timeframe
beginning once the JDA approves the Development Agreement (MDA) with the Developer. The
City's plans for the property must conform to the TCAAP Redevelopment Code (TRC) and be
approved by the Developer. The Option Agreement stated that once purchased, the City would
need to commence construction within one year after the closing. A copy of the partially
executed Option Agreement has been provided in Attachment C. This agreement was only
partially executed because the JDA has not finalized a Development Agreement for RCC. In
2018, the Developer provided the City with an MOU affirming their commitment to the terms of
the Option Agreement. Therefore, this agreement is referred to as an MOU in the 2022 Term
Sheet.
Below is what was stated in the 2022 term sheet between the City and Alatus:
At initial plat approval, Alatus will transfer to the City the City Center site previously
identified in the Memorandum of Understanding without any reversionary interest, but
with a restrictive covenant identifying the types of City uses allowed on the site; Should
the City have an approved use on the site then Alatus, at no cost to the City, will
construct the utility connections for the City Center Site and any associated underground
pedestrian and vehicular access to the adjacent building. Alatus and the City may pursue
a joint development agreement for that site and will evaluate the potential for using
additional qualified costs, under the Minnesota Tax Increment Act, within the Project
area to provide tax increment financing for those other qualified costs in an amount
equal to the cost of the portion of any structure, for which Alatus would develop at no
additional cost to the City.
Page 2 of 5
Permitted Uses
The 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
In 2017, the Council directed staff to hire a consultant and work with the task force to assist with
the planning process. HGA ("the Consultant") and the Civic Site Task Force members held a
Public Forum on November 15, 2018. The results of the Public Forum (Attachment D) were
presented to the Civic Site Task Force and forwarded to the City Council for future
consideration. At that time, the Council came to the conclusion that the Task Force had fulfilled
its duty for the Civic Site. Future Civic Site Task Force meetings were put on -hold pending
further discussion on future development of RCC. Generally, the 2019 minutes show that the
Task Force did not provide a recommendation, but the information and public forum results were
forwarded to the Council for future consideration.
Parks MOU
Also, at the City Council meeting on December 12, 2016, the Council approved a Memorandum
of Understanding (MOU) between the City and the Developer that formalized an understanding
for future development of park improvements. Key points identified in the MOU were:
• Developer would coordinate the design of the Creek, Hill, and Town Center parks and the
final designs are subject to City Council approval.
• Amenities would be in conformance with the attached TCAAP Park Standards (Exhibit B
within MOU).
• City and Developer will work together on the timing and who will be responsible for
construction and future maintenance of the Parks.
• Park dedication fees may be modified to align with the final design costs.
o 2024 Fee Schedule Park Development Fee is $6,500.00 per residential unit
Below is what was stated in the 2022 term sheet between the City and Alatus:
In lieu of park dedication fees, Alatus will build Project parks and support facilities in
accordance with the executed Memorandum of Understanding dated 12.12.2016. Alatus
will form an HOA and BOA to pay for amenities, operations and maintenance costs for
the Project area, including natural resource areas owned by Alatus. The HOA and BOA
will be responsible for any amenity or service that exceed City standard amenity, service
and maintenance practices. Revenues from a special service district may be utilized, in
accordance with state law, for payment of a portion of these additional costs.
Page 3 of 5
1
2
3
4
5
Parcel
Realr>b�
acreage
40.0
2s.4
6.0
20.0
9.5
6
Ch&
1.6
Water Infrastructure
45.6
4 er Space A
0.3
5
Oper Space 6
5.9
10
Creek
42.5
11
NP. -1
13.1
12
L NP.-2
23.7
13
er Space
5.7
14
ilHp
92.5
15
r. F: -1
29.9
16
N F: -2
27.8
17
NP -3
24-5
18
Open Spam
10-4
19
Town
45.3
20
NP -3
18.7
21
M
3.7
2 2
TiC-1
1.8
23
Tr-2
6.9
24
25
Open Spam
7.2
2.0
26
South West
32.4
27
21.0
2 0
11.4
29
TOtai
369.9
The TRC allows minor adjustments to the location and area of the required Open Space as
identified on the TCAAP Regulating Plan to be reviewed by the JDA. Section 3.3, JDA
Development Review Process — Permitted Adjustments Table states "The area of any required
Open Space may be reduced by no more than 3%." The JDA required criteria "The location of
Open Space in the Hill and Creek Neighborhoods may be moved within those neighborhoods.
Shall include required amenities identified by the City's TCAAP Master Parks and Open Space
Plan."
The TRC amendments approved in January 2024 included rezoning of the 32 acres in the
southwest corner of the California parcel from Flex Office to Residential. At that time, the
Developer had indicated their intent would be develop and include some type of park
improvements into this neighborhood. This will need to be included as part of future discussions
with the Developer for dedication of Open Space and desired park amenities.
Next Steps
Our regular work session agendas on the 2nd and 4th Mondays of the month are generally full. To
align with the timing of the purchase and sale agreement and the Joint Development Authority's
preparation of the Development Agreement, the Council should discuss the potential availability
of scheduling future work sessions.
Budget Impact
N/A
Page 4 of 5
Attachment
Attachment A: 2022 Term Sheet for RCC
Attachment B: TCAAP Regulating Plan
Attachment C: 2016 Partially Executed Option Agreement
Attachment D: Civic Site Public Forum Results
Attachment E: TRC Section 6.7 — Civic District
Attachment F: Alatus 2024 Concept Plan Illustration
Attachment G: Parks MOU
Attachment H: TRC Section 9.0 — Open Space Standards
Page 5 of 5
Attachment A
Term Sheet for RCC
Alatus will construct the RCC Project in compliance with City adopted goals and official controls
and the Alatus development proposal related to building types, location, minimum valuation and
construction timing/phasing, Future revisions to the development plans will be subject to review
and approval upon application by Alatus through the JDA process. Alatus and the City will enter
into a development agreement based on the November 18, 2018 draft Master Development
Agreement consistent with the updated Alatus development proposal and this term sheet.
Alatus will construct all required infrastructure (exclusive of County infrastructure
improvements) included within the site, including a new water tower and related infrastructure,
public works maintenance/storage facility consistent with City design specifications to be
completed no later than the end of Phase I, and the first application of seal coating and striping
for city streets within the Project. These costs are currently estimated to be approximately
$13,225 million in principal amount, with final amounts to be agreed to between the City and
Alatus. Alatus will finance and construct the infrastructure at no direct cost to the City. The City
will credit Alatus these principal financing costs against corresponding customary city imposed
fees (including trunk utility or fee in lieu of park dedication) in sufficient amounts to reimburse
Alatus for the full principal and carrying costs or, if additional amounts are required to reimburse
Alatus, by mutual agreement through fees or special assessments imposed against property or
sub -developers,
Alatus will reimburse the City for planning area expenses in the amount of $1.0 million, $500,000
will be paid within 18 months of the initial plat. A fee will be imposed on sub -developers as upon
execution of a secondary development agreement to reimburse up to a maximum of $1.0 million.
4, Alatus will escrow the estimated City expenditures projected to be incurred over the first five
years of development. Upon issuance by the City of an occupancy permit for a building in the
first phase of Town Center, Alatus may escrow the full amount of the anticipated costs or a lesser
amount agreed to by the City in an evergreen escrow account based upon a schedule of costs in
the Development Agreement, and the City will submit documentation to Alatus for the
expenditures, tax receipts and draws against the security.
5. Alatus will abide by the TRC and City goals for housing, constructing 1,460 dwelling units on the
site, with 880 dwelling units in the downtown area. All the affordable units shall be constructed to
the same standard of quality similar to the market rate dwelling units within the Project and area,
and must be affordable for various family need levels in compliance with City adopted goals. A
total of 326 units of the 1,460 units will be affordable, with 180 (125 LIHTC deeply affordable
units, and 55 units at the 4D tax credit level) located in the Town Center area and the other units
dispersed throughout RCC. A minimum of 2.0% of the affordable units shall be owner -occupied.
The City agrees to participate as the "responsible governmental unit" on all grant applications or
similar affordable housing program applications to meet these targets, and will pass'1hrough the
corresponding funding to Alatus.
In order to meet the goal of creating a first-class destination and to eliminate virtually all of the
surface parking within the residential and commercial Town Center, a district parking solution for
the 880 downtown dwelling units and commercial properties will be created and financed through
tax increment financing based on Alatus project commitments related to minimum market value
of improvements. Subject to and consistent with statutory requirements and standard practices,
the City will issue one or more pay-as-you-go TIF Notes in the principal amount of $17 million to
provide funding for district parking. The City will also assist in the creation of a special service
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district, as requested by Alatus, to provide funding for extraordinary amenities or services related
to the Town Center area that exceed standard City service standards.
At initial plat approval, Alatus will transfer to the City the City Center site previously identified
in the Memorandum of Understanding without any reversionary interest, but with a restrictive
covenant identifying the types of City uses allowed on the site. Should the City have an approved
use on the .site then Alatus, at no -cost to the City, will construct the utility connections for the
City Center Site and any associated underground pedestrian and vehicular access to the adjacent
building. Alatus and the City may pursue a joint development agreement for that site and will
evaluatethe potential for using additional qualified costs, under the Minnesota Tax Increment
Act, within the Project area to provide tax increment financing for those other qualified costs in
an amount equal to the cost of the portion of any structure, for which Alatus would develop at no
additional cost to the City.
8. In lieu of park dedication fees, Alatus will build Project parks and support facilities in accordance
with the executed Memorandum of Understanding dated 12.12.2016. Alatus will form an HOA
and BOA to pay for amenities, operations and maintenance costs for the Project area, including
natural resource areas owned by Alatus. The HOA and BOA will be responsible for any amenity
or service that exceed City standard amenity, service and maintenance practices. Revenues from
a special service district may be utilized, in accordance with state law, for payment of a portion of
these additional costs.
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These terms are agreed to, subject to a definitive Redevelopment Agreement, as of May 9, 2022 by the
City of Arden Hills and Alatus Arden Hills LLC.
CITY OF ARDEN HILLS, MINNESOTA
By:
Its: Mayor
By:
Its: City Administrator
219818v6
ALATUS ARDEN HILLS LLC
By:
Its: CEO
Attachment B
TCAAP Regulating Plan CaxedUsempus talCommercial
fixed Use Retail -West
Business
tructure
A
B
N R -1
N R -2
N R -1
N R -2
N R -3
N R -3
N R -4
TC-1
TC-2
TC-3
N R -3
N R -4 11.4
Kimum Residential Units 369.9
Gross Densit Maximum
Kimum Residential Units
Gross Density Acreage Maximum
Range Units
4.00 - 21.0
8.7
183
0.00 - 68.16
1.8
120
0.00 - 67.02
6.9
460
0.00 - 41.64
7.2
300
43.6
1171
4.00 - 5.66
21.0
119
5.00 - 21.0
11.4
240
32.4
359
194.9
1 1960
Attachment C
(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 o\\ncr of that certain real
property situated in Ramsev 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:
I . 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 ofthe Approval Date. the City may
purchase the Civic Use Land from Landowner tier 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 7" 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 Citv 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 terns 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 ifthe 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. MortQaees, 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
4
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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 ofcompetent_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
190d85% 1
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 anyone 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
peribr►nance 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 ofthis 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
6
1904850
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
M.
Its:
STATE OF MINNESOTA )
) ss.
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 ofthe limited liability company.
7
19o485%1
NOTARY PUBLIC
CITY OF ARDEN HILLS
By
David Grant, Mayor
And V
ue Iverson. Interim City Administrator
STATE OF MINNESOTA )
) ss.
COUNTY OF RAMSEY
The foregoing instrument was acknowledged before me this 15 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.
s
JULIE L HANSON
Notary Public
State of Minnesota
My Commission Expires
January 31 , 2019
THIS INSTRUMENT WAS DRAFTED BY:
CAMPBELL KNl TSON, P.A.
860 Blue Gentian Road, Suite 290
Eagan, Minnesota 55121
Telephone: (651) 452-5000
(\01441xe ct
NOT RY PUBLIC
8
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EXHIBIT "A"
Legal Description
(to be inserted at later date)
EXHIBIT "B"
TCAAP Proposed
Regulating Plan
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EXHIBIT "C"
Improvements
Improvements will include underground parking ramp. utilities, and road improvements to serve the
Civic Use Land
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Civic District Attachment E
6.7 Civic District (D) Zone
(a) Illustrations and Intent
The Civic District is intended to allow civic and community uses.
TCAAP Master Plan Vision for Civic District Zone
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page 1 64
L_.._.._.._.._.._.._.._.._.._....... ...... ...... _T._.._.._.._..!
i I
j
N c
:°
Legend
s �J
o
— - - — - Property Line
° m
Edge of Pavement
ILL
is2.
�I
—Min. Setback
I
— — —Max. Setback
I i
i I
.
\�\ Build -to -Zone (BTZ)
I Bulld to Zone\
IL
Sidewalk
Buildable Area
`.. _.. _..-..-.. ..-.. .L-..-..-..-..-..-..-..-..-..-..-.
FropertyZine —
Pedestrian Priority or Civic/Open Space Frontage
(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
O
Pedestrian -Friendly Frontage BTZ
10' min. setback — 25' max. setback
O
General Frontage BTZ
10' min. setback; no max. setback
O
Side — Adjacent to Neighborhood District
10' min.; no max. setback
O
Side — All other adjacencies
0' min.; no max. setback
Rear — Adjacent to Neighborhood District
10' min.; no max. setback
Rear —All other adjacencies
0' min.; no max. setback
(ii) Building Frontage
(Percentage of building faSade built within the BTZ)
Pedestrian Priority Frontage 60% min.
Pedestrian -Friendly Frontage 50% min. O
General Frontage None Required
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page 1 65
c District
(c) Building Height
Property Line
I
(iii) Principal Building Standards
Building
52' max
maximum
First floor to
ceiling height (fin.
10' min. for all frontages
floor to ceiling
structure)
■
12" max. above sidewalk
for all buildings with
Ground floor
Pedestrian Priority
O
finish level
Frontage
■
ADA Code applies
Upper floor(s)
height (fin. floor to
9' min.
ceiling structure)
(iv) Accessory Building Standards
Accessory buildings shall meet
the standards for Principal
Building
standards in the TC Zone.
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page 1 66
Civic District
(iv) Surface Parking Setbacks
0
U. --)0!
Pedestrian
Neighborhood Distrid
Priority or
Open Space
w I Frontage
■ Shall be located behind the
principal building along that
street frontage; or
■ Min. 3' behind the building
fagade line along that street
O
le
•
Surface Parking Area i
LL
Pedestrian -
Friendly
Min. 3' behind the building
O
Parking
a
Frontage
fa4ade line along that street
etback lined
•
°
c
Min. 3' behind the property
e
is
d
4General
m
Frontage
line along that street
6' (min) only if adjacent to
Buildin a
g • 2
m
o-
Side
Neighborhood District;
�a
0' min. for all other
O
•
i ewa J
adjacencies
ne Building facade line
■ 6' (min) only if adjacent to
Neighborhood District;
Pedestrian Priority or Open Space Frontage Rear Q
0' min. for all other
Standards for S and T in the illustrations above are referenced in standards
for Driveways and Service Access section 6.1(c) iii. adjacencies
(v) Structured Parking
Pedestrian Priority or open Space Frontage
Standards for S and T in the illustrations above are referenced in
standards for Driveways and Service Access section 6.1(c) iii.
• Ground floor - Shall be min. of
Pedestrian 30' from the property line O Priority or Open Upper Floors — may be built to
Space Frontage the fa4ade line along that
ro street
Pedestrian- ■ May be built up to the building faSade line
Friendly along a that street; or
J
O u If no building is located along the street
Frontage or
General frontage; then the structured parking shall
Frontage meet the setback standards along that
`
specific frontage.
o
v • 10' (min) only if adjacent to
d Side Neighborhood District; (O
u 0' for all other adjacencies
J C
C �
10' (min) only if adjacent to
L d Rear Neighborhood District; Q
0' min. for all other
line adjacencies
(vi) Below Grade Parking
May be built up to the property lines along all streets
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page 167
J �
Attachment F
RAMSEY —ARpENHILLs
COUNTY
DUVAL
ALATUS COMPANIES
9 -A"
TRADITION
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1
RAMSEY —AAnFN HILLS
COUNTY
Attachment G
MEMORANDUM OF UNDERSTANDING
This Memorandum of Understanding is made and entered into this day of
Ottup• - 20I1p , by the CITY OF ARDEN HILLS Minnesota municipal corporation
("City") and ALATUS ARDEN HILLS LLC, a Minnesota Limited Liability Company ("Master
Developer").
1. Alatus Arden Hills LLC is the Master Developer of the former Twin Cities Army
Ammunition Plant property redevelopment project (the "Project"), also known as Rice Creek
Commons ("RCC"). The Master Developer will enter into a development agreement with the Joint
Development Authority for the Project. As part of the project development plan and pursuant to
the development agreement, Master Developer will be required to dedicate certain parcels of land
for park purposes to the City. The City and Master Developer have discussed and reached a mutual
understanding regarding the size, location, and improvement of the dedicated park areas and desire
to hereby document that understanding by this memorandum.
2. The City and Master Developer desire to dedicate and construct three major parks
within the Project. The three parks are Creek Park (CNP-1). Hill Park (HNP-2), and Town Center
Park (Park B-east of roadway), as shown on the project plans attached hereto as Exhibit A. The
Master Developer or assignee will also construct the additional public and private open spaces
identified in the TCAAP Redevelopment Code and on the TCAAP Regulating Plan at their own
expenses and are not subject to this agreement.
3. The Master Developer will hire and pay for a planning firm to work with the City
and the City Parks, Trails, and Recreation Committee on the design and development, including
amenities, of the three parks according to the standards attached hereto as Exhibit B ('Park
Improvements'), on terms to be agreed upon between the City and Master Developer. The final
designs for the Park Improvement shall be subject to City Council approval.
4. The City's estimated cost to design, construct, and inspect the Park Improvements
is $14.5 million dollars and will be funded by park dedication fees generated from the Project
pursuant to the Arden Hills Code of Ordinances and Fee Schedule, as amended over time. The
final cost and timing of the payment of park dedication fees will be established by subsequent
agreement between the City and Master Developer.
5. The City and the Master Developer will work together on the timing to construct
the Park Improvements and, if not constructed by the Master Developer, jointly selecting the entity
that will be responsible for constructing the Park Improvements.
6. Future agreements will be negotiated and entered into for the maintenance and
responsibility of each park and the Park Improvements.
7. The term of this Memorandum of Understanding will expire upon execution of subsequent
agreement between the parties that provide final Park Improvement approvals.
IN WITNESS WHEREOF, the parties hereto have executed this Memorandum of
Understanding effective the date first set forth above.
STATE OF MINNESOTA)
SS.
COUNTY OF
ALATUS ARDEN HILLS LLC
By _ R�Y- �'
Its V� A'ldl;U
The foregoing instrument was acknowledged
_ the
company. on behalf of the limited Iiability company.
before me this day of , 2016, by
of Aiatus Arden Hills LLC, a Minnesota limited liability
Notary Public
CITY OF AR EN HILLS
r
Byi.L�L�
David Grant. Mayor
And 'd"
Sue Iverson, Interim City Administrator
2
TCAAP Proposed
Parks Area Plan
0
Exhibit A
Park PIan
PAW1 ; niREmw
A 04
& S6
[REEK. 5 9
ICE lll3
TOM TENTER 19
TOTAi 24 S
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.Creek
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IT►.. 9 �
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De�K
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Hilt �f'fDr
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3
Exhibit B
TCAAP Park Standards
Multi -Use Recreational Field for Soccer, Baseball and Lacrosse
i. 1 Adult Soccer field
1 12" depth custom blended sand based topsoil
2 Irrigation system
3 draintile system
ii. 1 Ballfield overlay (shared greenspace with soccer field)
1 Backslop Fencing
2 Players benches
3. Agg,lime infield
nr Athletic field lighting
iv Athletic turf seeding
v. Scoreboard
yr Ballfield bases
vh Soccerllacrosse nets
vui. Bleacher seating For 90 people
Half Basketball Court
Concrete pavement on aggregate base
Court striping
iii Players bench
iv. Basketball hoop
Park building with restrooms, warming house, and storage
r Approximately 1,500 5F
Hockey Rink
i. Portable synthetic hockey boards I equipment
Playground area
i. 5,200 SF of container space with concrete border
ii. Play equipment
iii Rubberized poured in place safety surfacing
Picnic Shelter
Approximately 1,000 SF
Concrete walkways
Parking adjacent to street
i. For 45 vehicles
Drinking fountain (1)
Utilities (water services, sanitary $ storm sewer)
Misc. Site Amenities
i. Benches
ii. Picnic tables
iii. Grills
iv. Waste and recyciing receptacles
v. Bike racks
j. Fencing at select locations
k. Pedestrian lighting of primary walkways and trails
I. Entrance monument and wayfinding signage
m. Landscape enhancements
i. Trees
u. Mass shrub & perennial planting beds
i steel edging
2. Drip irrigation
iii mulch
Seeding of all disturbed areas
Irrigation of general turf areas
Exhibit B
TCAAP Park Standards
Youth Soccer Field (1)
i. 12" depth custom blended sand based topsoil
ii. Irrigation system
iii. uraintile system
iv. Players benches
v. Athletic turf seeding
vi. Soccer nets
Full basketball court
i. Concrete pavement on aggregate base
ii. Court striping
iii. Players benches
iv. Basketball hoops
Two full tennis courts (with picklebail overlay striping)
i. Bituminous pavement on aggregate base
ii. Sport court color coating and striping
iii. 10` tall perimeter chainlink fencing
iv. Spectator seating for 30 people
v. Court lighting
vi. Tennis nets
Park Building with common space, restrooms, and storage
i. Approximately 2,250 SF
Playground area
i. 5,200 SF of container space with concrete border
ii. Play equipment
Hi. Rubberized poured in place safety surfacing
Picnic Shelter (approx.. 1,000 SF)
Concrete walkways
Drinking fountain (1)
Utilities (water services, sanitary & storm sewer)
Misc. Site Amenities
i. Benches
ii. Picnic tables
iii. Waste and recycling receptacles
,v, Bike racks
Fencing at select locations
Pedestrian lighting of primary walkways and trails
Entrance monument and wayfinding signage
Landscape enhancements
i. ; rees
ii. '.sass shrub & perennial planting beds
1. steel edging
2. Drip irrigation
iii. mulch
Seeding of all disturbed areas
Irrigation of general turf areas
Exhibit B
TCAAP Park Standards
Plaza hardscape east of roadway
i. Decorative concrete pavement
ii, Canal bridge
in, Decorative pedestrian lighting
iv. Miscellaneous Site Furnishings
1. Benches
2. Tree grates
3. Bollards
v. Landscape enhancements
Artistic interactive water feature
i. Recirculating / chlorinated
Amphitheater area
i. Custom performance stage / canopy / enclosure
J. Performance lighting system
iii. Concrete seat walls
iv, Concrete steps with handrails
v Concrete walkways
vi, Decorative pavement (front of stage)
vii. Terraced turf seating (sod)
Park building with visitor space, event center, restrooms, warming house
i. Approximately 10,000 SF that could have an outdoor open air area attached (in place of a stand-alone pavillion)
Sand volleyball court with players benches and volleyball net
Playground area
i. 5,200 SF of container space with concrete border
ii. Play equipment
iii. Rubberized poured in place safety surfacing
Concrete walkways
Drinking fountain (i)
Utilities (water services, sanitary & storm sewer)
Misc, Site Amenities
i. Benches
ii. Picnic tables
iii. Waste and recycling receptacles
,v. Bike racks
Decorative railings / fencing at select locations
Pedestrian lighting of primary walkways and trails
Entrance monument and wayfinding signage
Landscape enhancements
i. i tees
ii. Mass shrub & perennial planting beds
1. steel edging
2. Drip irrigation
iii. mulch
Seeding of all disturbed areas
Irrigation of general turf areas
Attachment H
9.0 Open Space Standards
9.1 Open Space Approach: The Master Plan Vision for TCAAP recognizes the importance of
providing a network of open spaces with a multitude of passive and active recreational
opportunities. These opportunities are to be accommodated in a variety of spaces ranging
from large scale open spaces to small scale pocket parks located within the Plan Area. The
open space network will be serviced by an interconnected network of trails and paths for
pedestrians and bicyclists alike, providing desired amenities for future residents and visitors
alike.
The approach to Open Space facilitates the implementation of the Master Plan Vision for the
TRC. This vision for redevelopment is based on the City of Arden Hills' goal to create a
comprehensive, maintained and interconnected system of parks, pathways and open spaces,
as well as a balanced program of recreational activities for residents of all ages, incomes and
abilities. The Open Space approach recognizes that the development context, with varying
density and building types, is required to ensure quality open spaces that serve both
recreational and placemaking goals of the Master Plan.
9.2 Required Open Space Designations: This section establishes standards for Open Space
within the TRC. The TRC Regulating Plan (Attachment 1) designates areas for required Open
Spaces within the TRC. The detailed Open Space Standards for each type are included in
Attachment 2. These standards include general character, design, typical size, frontage
requirements, and typical uses.
(a) Required Open Spaces are the areas shown on the Regulating Plan with specific
locations of future Open Spaces (including parks, plazas, greens, and squares). These
spaces have been identified on the Regulating Plan due to the certainty of their location
within the context of the overall Plan Area. Such required spaces shall be publicly
accessible open spaces. The specific location of parks, particularly in the Hill and Creek
neighborhoods, are likely to change based on developer input, but will need to include
the amenities identified in the TCAAP Master Parks Plan.
9.3 Water Infrastructure Designation: The Natural Resources Corridor within the TCAAP Site
Redevelopment will be designed with the goal of maximizing compatibility and functionality
of regional storm water, wetland mitigation, the Rice Creek re -meander, floodplain
restoration, and groundwater requirements. An additional goal is to provide visual and active
and passive recreational features to support adjacent land uses. The Natural Resources
Corridor is intended to be an amenity to the site's uses and users.
9.4 Permeable Area Requirement:
(a) All development is required to maintain a permeable ground area per Table 9-1. In
limited areas, the JDA may grant flexibility on these requirements in accordance with
MPCA guidelines.
Table 9-1 Permeable Area Requirements
District
Min Pervious Lot Area
Neighborhood
40%
TC, Retail, Office, Civic
10%
Flex Office, CC
25%
(b) Permeable ground area shall be on -site within the parcel limits of the development.
(c) Up to 100% of Private Common Open Space may count towards the permeable ground
area requirements if the materials and ground cover for the Private Common Open
Space meets the standards of permeability.
Section 9: Open Space Standards TCAAP Redevelopment Code
Page 1 86
(d) Street screening for parking lots that utilize vegetative screening may count towards the
permeable ground area requirements.
(e) Permeable materials include:
i. Any natural vegetation or landscaping that allows direct water infiltration
ii. Permeable paving materials designed and engineered to allow direct water
infiltration. Any new material not listed in any best practice guides for permeable
paving will be evaluated and considered by Community Development Staff and
may be approved by the JDA. Permeable paving materials shall not count towards
more than twenty percent (20%) of the total permeable area requirements.
iii. Any material that requires a sheet flow and collection system for water infiltration
shall not be considered permeable cover.
(f) Design and placement:
i. In Town Center, Civic, Retail Mixed -Use and Office Mixed -Use Zones, permeable
area that is adjacent to or visible from the public right-of-way shall be designed in
context with the public realm and not interrupt the walkable form of the public
realm. An interruption may be considered any design that blocks pedestrian
walkability and clear zones, blocks views of entryways and windows, or blocks
access to any ingress/egress of a building.
ii. In the Neighborhood, Flex Office or Campus Commercial Zones, any yard or buffer
space on site shall be designed in context with the primary building(s) and shall not
block views or ingress/egress access to the buildings.
9.5 Open Space Classification: For the purposes of this Code, all open space shall fall into one of
the following three major classes:
(a) Public Open Space: Open air or unenclosed to semi-unenclosed areas intended for
public access and use and located per the Regulating Plan (Attachment 1). These areas
range in size and development and serve to compliment and connect surrounding land
uses and Code requirements.
(b) Private Common Open Space: A privately owned outdoor or unenclosed area, located
on the ground or on a terrace, deck, porch, or roof, designed and accessible for outdoor
gathering, recreation, and/or landscaping and intended for use by the residents,
employees, and/or visitors to the development. This may or may not be accessible to the
public, but shall be maintained privately.
(c) Private Personal Open Space: A privately owned outdoor or unenclosed area, located
on the ground or on a balcony, deck, porch, or terrace and intended solely for use by
the individual residents of a condominium or multi -family dwelling unit.
9.6 Open Space Requirements
(a) All non-residential development shall provide four (4.0) sq.ft. of Private Common Open
Space for every 100 sq. ft. of non-residential building space or fraction thereof. This
standard shall only apply to site plans two (2) acres in size or larger.
(b) All residential development of five (5) attached dwelling units or more, on a single
parcel, shall meet the Private Common Open Space standards established in this
Section. Table 9-2 establishes the Private Common Open Space requirement based on
the proposed intensity of residential development.
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Table 9-2 Private Common Open Space Requirements
Residential Density
(dwelling units per acre)
Private Common Open Space Standard Proposed
(area of private common space per dwelling unit)
0 — 4 DU / acre
Not required
5 — 19 DU / acre
Provide minimum of 160 sf per dwelling unit
20 — 29 DU / acre
Provide minimum of 120 sf per dwelling unit
30 DU / acre or greater
Provide minimum of 80 sf per dwelling unit
(c) All residential development with seven (7) or more attached units within the TRC shall
also meet the Private Personal Open Space standards established in this Section. Table
9-3 establishes the Private Personal Open Space requirement based on the proposed
intensity and type of residential development. Nursing Home and Assisted Living
residential uses and Live -work units are exempted from Private Personal Open Space
requirements.
Table 9-3 Private Personal Open Space Requirements
Residential Density
Private Personal Open Space Standard Proposed
(dwellings per acre)
7 - 19 DU / acre
Ground floor units located on a Pedestrian Friendly or Pedestrian Priority Frontage: all dwelling units shall have private
personal open space including one of the following: Porch, Stoop, Patio, or Deck or combination
Upper floor units: 60% of all dwelling units shall have a balcony.
20 — 29 DU / acre
Ground floor units located on a Pedestrian Friendly or Pedestrian Priority Frontage: all dwelling units shall have one of the
following: Porch, Stoop, Patio, or Deck
Upper floor units: 60% of all dwelling units shall have a Balcony.
30 or greater DU / acre
Ground floor dwelling units located on a Pedestrian Friendly or Pedestrian Priority Frontage: All units shall include one of the
following: Porch, Stoop, Patio, or Deck
Upper floor dwelling units: 50% of all upper dwelling units shall have a Balcony.
(d) Attachment 2 shall provide the palette of open space types.
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