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11-18-24-SWS
Mayor: 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 18, 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 18, 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. Background/Discussion At the November 71h Special Work Session, the City Council reviewed the 2022 Term Sheet and Memorandums of Understanding for the Civic Site and Parks related to the future development of Rice Creek Commons (RCC)/TCAAP. The City Council discussed some of the previously considered uses for the Civic Site and there was consensus on a reaffirmed intent in purchasing the 1.6-acre site with the negotiated terms as previously agreed upon in the MOU with the Developer. Additionally, the Council scheduled this work session for further discussion of the Parks MOU, park amenity needs, and trail connectivity within Rice Creek Commons. Staff was directed to work with the Developer and our parks consultant to bring back visuals and additional information relevant to the parks planning. For this work session discussion, staff has included the November 2016 background information for the selection of parks programming and initial calculations of park costs. Key points identified in the Parks MOU approved on December 12, 2016 were as follows: • 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. Page 1 of 3 To aid in the work session discussion, our Financial Advisor with Ehlers, Stacie Kvilvang, has updated the table below to show the estimated 2016 and current park dedication fees consistent with the regulating plan for residential and commercial uses. Initial Reconciled Current Park Improvement Cost Estimate $ 18,994,925 $ 14,496,175 $14,496,175 Current Park Dedication Fees $ 11,083,299 $ 11,083,299 $ Residential Unit Fee Increase to $6500 $ 1,752,000 $12,740,000 1,960 units @ $6,500/unit Commercial Fee Increase to 15% of Land Value $ 1,666,932 $ 4,927,288 Commercial land, including Thumb @ 151/8 of land value Total Park Dedication Fees $ 11,083,299 $ 14,502,2311 $17,667,288 Over/(Short) $ (7,911,626) $ 6,056 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 they would intend to develop and include park amenities in 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. The Developer is working to get staff an approximate acreage for open space planned in this neighborhood. A verbal update will be provided at the work session. 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." 0 0� PARCEL ACREAGE A 014 8 5.8 CREEK 5.9 HILL 20-3 TOWN CIENTER 1,9 T TAL 24.3 Page 2 of 3 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. Next Steps Our regular work session agendas on the 2nd and 4ch Mondays of the month are generally full. The Council should discuss the potential availability of scheduling future work sessions and if there is a topic area specific to the future development of Rice Creek Commons that you'd wish to discuss. Budget Impact N/A Attachment Attachment A: 2022 Term Sheet for RCC Attachment B: TCAAP Regulating Plan Attachment C: Alatus 2024 Concept Plan Illustration Attachment D: Parks MOU Attachment E: Proposed Parks Area Plan Attachment F: TRC Section 9.0 — Open Space Standards Attachment G: Alatus 2016 Parks Presentation Attachment H: November 2016 Park Costs Page 3 of 3 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 20% 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 through 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 2198 W6 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. 2198180 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: 01 WA Its: City Administrator 21981 Sv6 ALATUS ARDEN HILLS LLC By: Its: CEO Attachment B wh TCAAP Regulating Plan Caxed Use Retail al fixed Use Retail -West —Sx&d icc uetaii - Fact r- M 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 J1 f_--- Attachment C COUNTY DUVAL COMPANIES A L A'T"US d i ■ ■ ■ r yr.rw 00 f 1 • 491 �. .......•���� ♦Iy ♦4.Y»w •. i �.� 46. VAA ura ** �'� a ♦ • •�ff.�**1 �r �i ♦ tom♦ +E 1 ♦' f ♦I �, .. ♦ ♦ ♦♦ ♦♦ «+ ttt /yi y ■ ■ Ig • i i4p � ., ♦ r,. i, Abb �1 'Jill 1 • • RAMSEY EN HILLS COUNTY Attachment D 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 IU 3 TOM TENTER 19 TOTAi 24 3 Q�P , rvffY .Creek t; IT► 9 'ty Hif' h4eY HNP 1 De�K c � ri v DL Hilt �f'fDr ` 1 Dr�DK mmP.I ti YIu u5 � PoWlglp PD>A ifRtlp "� �/R�✓` OQMY'f � PA by $`' 1 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 I canopy I 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 TCAAP Proposed Parks Area Plan PARCEL ACREAGE A 0.4 B 5.8 CREEK 5.9 HILL 10.3 TOWN CENTER 1.9 TOTAL 24.3 achment E Miles 0 0.25 0.5 Pedestrian Priority Frontage - - - - Pedestrian Friendly Frontage ---- Property Boundary 09-16-2016 Attachment F 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. Section 9: Open Space Standards TCAAP Redevelopment Code Page 1 87 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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The preliminary cost estimates totaled approximately $18,995,000 for all three parks. The current park dedication fee is projected to generate about $11,084,000 of fees to pay for the park improvements. WSB and the Master Development Team did not have an opportunity prior to the worksession to review and reconcile the assumptions behind those estimates. Additionally, the park dedication fee calculation did not include the potential fee schedule increases. WSB, Ehlers, Tradition Homes and Alex Duval subsequently reviewed the cost estimates together to review the park program assumptions, reconcile potential differences, and identify solutions for remaining cost gaps. Based on the results of this joint review, the total estimated park improvement cost estimate is now approximately $14,500,000 or about $4.5 million less than the initial estimate. This cost reconciliation identifies a path that is intended to maintain the overall integrity of the park program while sensibly adjusting the fees to cover the park improvement costs. Estimated Park Improvement Cost 20% Contingency 25% Design/ Oversight Total Creek $ 2,104,207 $ 420,841 $ 631,262 $ 3,156,311 Hill $ 2,527,179 $ 505,436 $ 758,154 $ 3,790,769 Town Center $ 8,031,897 $ 1,606,379 $ 2,409,569 $ 12,047,846 Total $ 12,663,283 $ 2,532,657 $ 3,798,985 $ 18,994,925 Reconciled Park Improvement• Estimated 15% Design/ Park 10% Contingency Total Improvement Cost Oversight Creek $ 1,897,052 $ 189,705 $ 313,014 $ 2,399,771 Hill $ 1,885,279 $ 188,528 $ 311,071 $ 2,384,877 Town Center $ 7,677,097 $ 767,710 $ 1,266,721 $ 9,711,527 Total $ 11,459,427 $ 1,145,943 1 $ 1,890,805 $ 14,496,175 www.ehlers-inc.com EHLERS LEADERS IN PUBLIC FINANCE Minnesota phone 651-697-8500 3060 Centre Pointe Drive Offices also in Wisconsin and Illinois fax 651-697-8555 Roseville, MN 55113-1122 toll free 800-552-1171 Sue Iverson TCAAP Park Improvement Costs November 28, 2016 Page 2 After the team reviewed the park improvement assumptions in greater detail, construction cost estimates were reduced by approximately $1.2 million, as noted in the table on the previous page. The reductions were primarily in the following categories: 1. Right -sizing the mulit-use athletic and U10/U12 soccer fields 2. Reducing per sq/ft cost of the park building in the Creek and Hill 3. Removing upgrade from bituminous to post -tensioned concrete on the tennis courts 4. Removing the two docks in the Town Center 5. Removing the pavilion (open air picnic shelter) in the Town Center in favor of a larger 10,000 sq/ft park building that could have an outdoor open air area attached 6. Removing lighting, scoreboard and off-street parking in the Hill park 7. Removing redundant drinking fountains 8. Reducing overall costs of benches and picnic tables In addition, the contingency was reduced from 20% to 10%, and the design and oversight costs were reduced from 25% to 15%. These two changes alone reduced the cost estimates by approximately $3.3 million. It is not uncommon for initial estimates to include higher contingency percentages until the information has been reviewed. Additionally, WSB's estimates did not account for the developer's ability to coordinate the park improvement construction with the larger project, which adds efficiency and reduces costs. The contingency and design/oversight percentages are still reasonable for this type of work. The remaining $3.4 million gap between the revised cost estimate of $14.5 million and the current park dedication fees of $11.1 million can be addressed through fee adjustments. Changing the residential unit fee from $5,300 to $6,500 along with changing the commercial fee from 10% of land value to 15% offsets the entire gap. Park Improvement Cost Estimate Current Park Dedication Fees Residential Unit Fee Increase to $6500 Commercial Fee Increase to 15% of Land Value Total Park Dedication Fees Over/ Initial Reconciled $18,994,925 $14,496,175 $11,083,299 $11,083,299 $ 1,752,000 $ 1,666,932 $11,083,299 $14,502,231 $ (7,911,626) $ 6,056 Preliminary, the Master Development team has stated that they would like to spearhead the design of the park improvements, in consultation with the City Council and the Parks, Recreation and Trails Commission. In addition, they would like to construct the parks and deliver them "turn -key" to the City upon completion. Since the actual park construction is several years away, the costs will continue to evolve with final designs. The final designs that are approved by the City Council and park dedication fees can be modified to fit the final project costs if needed. Please contact me at 651-697-8506 with any questions. AGENDA ITEM —1B 'It EN HILLS MEMORANDUM DATE: November 21, 2016 TO: Honorable Mayor and City Councilmembers Sue Iverson, Interim City Administrator FROM: Andy Brotzler, PE, Public Works Director Eric Zweber, AICP, Interim City Planner SUBJECT: TCAAP Parks Program and Open House Review Parks Program Review On November 14, 2016, Jason Amberg, LA, of WSB provided a summary of the parks cost and a detailed cost estimate for each park. These costs were based on installing the park amenities identified by the development team and construction of high quality facilities. Including a 20% contingency and a 25% design and construction oversight, the total cost estimate for the Creek Park, Hill Park and Town Center Park is $18,994,923. To pay for that level of park improvements, the park dedication fee would need to be set at $11,000 per residential unit, which would be higher than all other metropolitan communities. Those park improvement figures are provided within Attachments A and B. On Monday, November 21, 2016, Mr. Amberg will be providing categories of differing levels of parks improvements and choices of more focused improvements (e.g. irrigation only for the ballfields and not for the entire park). Mr. Amberg would like to have a conversation with the City Council on their priorities for park improvement. Based on that direction, staff can meet with the development team to try to find additional savings, possibly through synergies such as mass grading or through construction partnerships the development team may have. November 16 Open House Review From 4:30 to 7:30 p.m. on Wednesday, November 16, 2016, a public Open House was held with representatives of both the City and the development team. At the entry table, people were asked to sign -in and had the opportunity to pick up a survey and fact sheet about the development proposal. There were 258 people that signed in at the Open House and 125 surveys were filled out and dropped into the box on the entry table on their way out. Below is a summary of the survey results. The completed surveys and sign -in sheets are provided in Attachment C and D. The survey asked 5 questions in which people were asked to rank their responses from 1 to 5, with 5 being the highest level of support and 1 being the lowest level. The average and median responses to these questions are described below: Page 1 of 2 The development's mix of residential housing meets the future needs of Arden Hills Average Response: 3.673 Median Response: 4 I like the potential mix of retail in the development plan. Average Response: 4.000 Median Response: 4 The corporate campus contributes positively to the development. Average Response: 3.911 Median Response: 4 I will utilize the parks and outdoor amenities. Average Response: 4.263 Median Response: 5 Please rate your overall feeling towards the development. Average Response: 3.690 Median Response: 4 After the five questions in which survey participants were asked to rank their responses, participants were provided three questions in which their answers could be open ended. The open ended responses regarding density and building height are summarized below. Independent Density Comments: Too Dense (did not mention a specific height in their response): 25 Responses 10 Stories are OK (mentioned that they liked the greater height): 18 Responses Maintain 5 Story Maximum (stated they did not like 10 stories or liked 5 stories): 33 Responses The summary of additional issues mentioned in the open ended responses will be provided at the Work Session. 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