Loading...
HomeMy WebLinkAbout09-8-08-WS ~ ~HILLS Approved: October 13, 2008 CITY OF ARDEN HILLS, MINNESOTA CITY COUNCIL WORK SESSION MEETING SEPTEMBER 8, 2008 5:00 P.M. - ARDEN HILLS CITY COUNCIL CHAMBERS CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Mayor Stan Harpstead called to order the City Council Work Session meeting at 5:02 p.m. Present: Mayor Stan Harpstead; Council Members David Grant, Brenda Holden, Fran Holmes, and Dave McClung. Absent: None. Also present: City Administrator Ron Moorse; Assistant City Administrator Noah Simon; Finance Director Susan Iverson; Community Development Director James Lehnhoff; City Planner Meagan Beekman; Stacie K vilvang, Ehlers & Associates; Gen McJilton, Ryan Companies; and Bruce Chamberlain, Hoisington Koegler Group. 1. AGENDA ITEMS A. TCAAP - Discussion on Type and Tenure of Housing City Administrator Moorse indicated the purpose of this work session was to discuss the August 20, 2008 tour of multi-family housing and to have Council provide direction on the potential number of rental units to be constructed on the TCAAP redevelopment property. Stacie Kvilvang, Ehlers & Associates explained the Council is working towards a Master Plan for the TCAAP property. She reviewed several slides with the Council from the tour. Ms. Kvilvang noted the Council would need to begin to consider what type of housing and building units they can see on the TCAAP site. ARDEN HILLS CITY COUNCIL WORK SESSION - SEPTEMBER 8, 2008 2 Ms. K vilvang indicated the Council would also need to consider the number of rental units versus for-sale units. She stated she would review the current numbers within the City to begin the discussion, along with a rental housing study. Ms. K vilvang added that she would need input on senior housing versus market rate and the quality of the exterior products on all the building structures. Ms. Kvilvang noted there were very few apartments currently located in Arden Hills. She stated there were an estimated 309 rental units within the City, 101 being apartments and 208 are single-family homes. Ms. Kvilvang added that the current housing make up city-wide was approximately 90% owner occupied and 10% rental. She noted most cities have a split closer to 75/25 and further reviewed the housing study with the Council. Ms. Kvilvang explained that for the TCAAP development is proposing 300 units of senior housing and 280 market rate apartment units. She noted there would be 3,700 owner occupied units and 909 rental units within the City once the TCAAP property was developed, giving the City about an 80/20 split. Ms. Kvilvang then reviewed the percentage of owner occupied properties to rental for neighboring communities. Mayor Harpstead questioned how many rental units were within the North Oaks development. Ms. Kvilvang stated there were 256 units. She further reviewed the site plans of the complexes toured by the Council on August 20th. Discussion ensued regarding the density within the units toured and the desired units for the TCAAP site. Councilmember Grant questioned if the numbers provided reflected the gross density or the net density. Ms. K vilvang stated she has provided the gross density for the Council. Mayor Harpstead thanked staff for the slideshow reviewing the information and asked for questions or comments from Council. He indicated staff was looking for guidance on how to fill in the four dark brown areas on the site map, with a mix between senior housing/market rate. l J ARDEN HILLS CITY COUNCIL WORK SESSION - SEPTEMBER 8, 2008 3 Councilmember Grant stated he liked the way the North Oaks development looked with 256 units. He questioned however, if this development could be scaled down. Ms. K vilvang reviewed how this development was broken down between owner occupied and senior housing. She noted the North Oaks units were on 8.6 acres, which included a pond. Mayor Harpstead stated the amenities do add to the appeal of the developments. He indicated the number of units may need to be increased to allow for the amenities such as a community room, larger landscaped areas, pools, etc. Councilmember Holden stated she wanted TCAAP to be viable and that most of the sites they toured had their own gym, coffee shop, and additional services so there would be no need to go outside of the unit. Ms. Kvilvang indicated there is always a need for a grocery store and other services not provided within the senior housing. Councilmember Holmes noted concern for developing new strip malls within the TCAAP site due to the fact Rosedale was such a commercial draw. She questioned if the new residents would use these new services. Councilmember Holden asked how the Council can be sure the added services within TCAAP remain viable. City Administrator Moorse added that all the sites have to be planned in a way that they work together cohesively for the surrounding residents. Councilmember Grant questioned how many amenities could be added to each site. Ms. K vilvang noted this would greatly depend on affordability both for the senior housing and market rate. Councilmember Grant asked if the residential rental units were going to be affordable. He stated he would prefer a higher ratio of owner occupied to rental within the TCAAP development, noting condominiums may be a favorable product. . , ARDEN HILLS CITY COUNCIL WORK SESSION - SEPTEMBER 8, 2008 4 Further discussion ensued regarding the number of current rental units within the City, not including Presbyterian Homes, and how this ratio should be maintained. Councilmember Grant indicated he was in favor of senior housing as the population within Arden Hills was going to continue to age. He stated this would allow them to transition into housing within the City. The Council discussed the condos and townhomes they toured previously, noting they were in favor of having these be a part of the TCAAP development. Mayor Harpstead noted there will be a difference in opinions and preferences amongst the Council as the housing type and tenure continues to be discussed. He indicated the condo market was saturated at this time, which should be taken into consideration. Councilmember McClung agreed hoping that the Council would find a good balance for the housing based on market demands. Councilmember Grant questioned if market rate apartments or condos were more appealing for TCAAP. Councilmember Holden stated she would like to see these units laid out on the site plan before she could comment. She questioned if the cost of townhomes would be more beneficial versus condos. Ms. Kvilvang noted this would depend on the number of units per acre and that the cost to construct a townhome was greater than the construction of an apartment unit. Mayor Harpstead asked the Council if they were comfortable with four-story rental units. Councilmember McClung indicated he was in favor of the four-story units with a higher density, allowing for additional amenities in another area. Councilmember Grant agreed. Ms. K vilvang indicated the density suggested within the Maxfield plan can be adjusted. She explained the development plan was set over a 15 year span, which may need changes. . ~ ARDEN HILLS CITY COUNCIL WORK SESSION - SEPTEMBER 8, 2008 5 Councilmember McClung felt the percentage of rental to owner occupied was on the high side. He stated he would like to see a diagram of how the 80/20 mix looks City-wide and for the TCAAP property alone. Ms. Kvilvang stated this was the split was currently shown. Councilmember McClung noted he would not object to the 80/20 split City-wide but would then like to see how this was going to be broken down into the different types of construction and the location on the TCAAP site. Mayor Harpstead agreed with the 80/20 split as well. He indicated he sees a demand for entry level housing for young professionals, along with senior rental housing versus a senior complex. Councilmember McClung explained this is where the varying types of townhome construction will be important to attract a variety of clientele. Councilmember Holmes asked for the current goal. Ms. Kvilvang indicated the goal would be to map out and have an understanding of the density, type and location of the rental housing. Councilmember Holmes suggested the proposed library within the development be placed closer to the retail shopping district. Councilmember Holden questioned if all the rental properties will be four stories. She indicated this may pose a concern to the natural wildlife views. Mayor Harpstead noted there was roughly 22 acres set aside for rental/higher density units. He asked for direction from the Council as to how this area should be developed. Mayor Harpstead placed his suggestions on the map for the Council to discuss. Councilmember McClung cautioned the Council in establishing specific areas for rental and specific areas for owner occupied because when integrated they work better together. ARDEN HILLS CITY COUNCIL WORK SESSION - SEPTEMBER 8, 2008 6 Mayor Harpstead stated in order for the rental properties to have the level of amenities to have them feel like a part of the community, it has to reach a certain level of units. Councilmember McClung agreed but stated integration between rental and owner occupied property will benefit the community. He stated he was still uncomfortable with the affordable housing side of things as it has not yet been addressed. Bruce Chamberlain, Hoisington Koegler indicated this project will be implemented and approved over a long period of time. He stated at this time, the Council needs to establish a framework to establish the public infrastructure and identify targets and principles within the housing mix. Mr. Chamberlain explained design principles should be set by the Council but that flexibility would need to be maintained to review each development as it comes to the City to see how it meets the established targets. Mayor Harpstead noted he was comfortable with the numbers of the 1750 distribution. He indicated the sites toured were all favorable developments that he can see added to the TCAAP site for the residents of Arden Hills. Councilmember Holmes stated the Council may want to set some goals to aim for, for each rental/owner occupied parcel. Councilmember Holden questioned how the proposed apartment units would be guaranteed to be well maintained into the future. She stated she did not want these units to become an eye-sore for the community as other apartment complexes have. Ms. KviIvang explained this could be addressed within the design guidelines to have higher quality building materials used. In addition, working with a qualify developer upfront who is a long-term investor, and looking at developing a rental licensing program with annual inspection as well as reviewing other City codes. Councilmember Grant asked about the sustainability. or demand for rental apartments. He felt that the proposed rental spreadsheet with 600 rental units was too high, especially with a portion of that being affordable housing. Councilmember Grant indicated the higher density housing added to the police/fire expense for the City, which may become a sustainability issue. ARDEN HILLS. CITY COUNCIL WORK SESSION - SEPTEMBER 8, 2008 7 Mayor Harpstead asked if Councilmember Grant was in favor of reducing the market rate rental on the TCAAP site. Councilmember Grant stated he was because he felt 1/3 was too high. Councilmember Holden questioned if storm water ponds were included in the acreage set aside for rental property units. Ms. Kvilvang noted the storm water would be handled regionally and that everyone would feed into a series of ponds throughout the site. She stated not every site would have its own pond. Councilmember Holden stated she would like to see water features included to increase the community feel. Councilmember Grant stated regardless of cost to build, rental was higher to maintain long term with fire and police. He asked that the Council consider this when moving forward with the development. Councilmember Holmes stated the senior rental may not effect this equation as typical rental property does. Ms. Kvilvang reviewed the feedback she received from the Council. She noted the split between rental and owner occupied may be a concern, but that the Council was interested in four-story rental units. Ms. Kvilvang indicated Council expressed concern for the need to have amenities near the rental development areas. Councilmember Grant indicated this was crucial to have the rental properties be a draw. Councilmember Holmes stated the Maxfield study suggested 95-100 condominium units but that the current development plan has 200 units. She indicated this was a concern for her. Ms. K vilvang explained that the Council may be interested in mixing the rental units with owner occupied properties as well. ARDEN HILLS CITY COUNCIL WORK SESSION - SEPTEMBER 8, 2008 8 Mayor Harpstead stated Council was comfortable with repositioning some higher density units within the dark brown space on the site plan. Councilmember McClung agreed but stated if some of the higher density units were centralized, a park may be needed in this area. It was the consensus of the City Council to continue moving forward designing the TCAAP housing based on the Council's discussion. 2. COUNCIL COMMENTS AND REQUESTS There were no Council Comments and Requests at this time.