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HomeMy WebLinkAbout2B, Trinity Lutheran & Hazelnut Park A EN HILLS MEMORANDUM DATE: July 19, 2010 Item 2.B TO: Honorable Mayor and City Council Members FROM: Patrick Klaers, City Administrator SUBJECT: Trinity Luthern & Hazelnut Park Backiround Since at least late 2008, Trinity Lutheran Church has been meeting "off and on"with City staff to discuss the possibility of selling some of their excess land. The City uses the Church parking lot for public parking and uses the land surrounding the parking lot as the park entrance and for a youth soccer field. Over the years, City use of the Church property in exchange for some routine parking lot maintenance was nothing more than a handshake agreement. About 10 years ago a simple agreement was written up that called for the City to pay$1,000 for snow plowing and for the City to complete some maintenance work on the parking lot when it is needed. The last officially approved joint use agreement appears to be a 2006 document(see attachment). Hazelnut Park contains a large variety of recreational facilities and this City park is - heavily used. Discussion The City Council, at its May 10, 2010 meeting, received a brief update on the continued interest of the Church in selling land to the City.' The FPAC discussed the possibility of a land purchase at its June 8th meeting. At this meeting the group indicated that it made good sense for the City to acquire additional land for the long term future of the park; if the price was right and if the City can afford the expenditure. Parks and Recreation Manager, Michelle Olson,has advised me that the PTRC has discussed this possible acquisition over the past few years and supports the City purchasing additional park land; if it is financially feasible. Trinity Lutheran Church Representatives have met with staff three times since the beginning of May and most recently, on Julyl3th, they provided staff with a few pages - from their recently completed appraisal (see attachment). I have included three maps of the park area at the end of this agenda memo. Regarding the "parcel A, B, and C"map; the Church has indicated that they are only interested in selling parcels A and B. They will not sell parcel C and they will not sell parcel A alone. If the City were to purchase parcels A and B, the City would require a recordable use agreement or cross easement for access and parking. The Church representatives have indicated that this would not be a problem. There are three issues that may need to be addressed. These are: the land purchase, the access and use of the parking lot agreement, and a parking lot maintenance agreement. If the City is to move forward with this land purchase then there will be a number of details to work out between the City and the Church. The Finance Director will be at this work session to answer any financial questions the Council may have regarding funding for this possible acquisition. I have been advised that based on Council priorities, funds are available for this type of purchase in the Permanent Improvement Revolving fund. Church representatives Patricia Nygaard and Milly Bruss will be in attendance at this work session to present the position of the Church and answer Council questions. Recommendation If the City Council wants to further pursue this land acquisition, then requesting staff to obtain an appraisal would be the next logical step in the process. Attachments 2006 agreement and memo Appraisal summary Maps (3) City.ofArden Hills Request for Council Action Prepared by: MW \ Agenda Item Dept.: O&M Council Mtg. Date:07-10-00 Joint Use Agreement for Trinity Lutheran Parking Lot Final Action Deeded By: 07-10-06 Budgeted Amount: $1,000 Actual Amount: 'i 000 Funding Source: GF Council Action Request: Approval of Joint Use Agreement for Trinity Lutheran Parking Lot Staff Recommendation: Approve the agreement with Trinity Lutheran of Lake Johanna and authorize the City Administrator to execute said agreement. Advisory Commission Action: ................ ..------...._----------------------------.---.....------.-------........_.............---.--....._..... Commission Date Action :...... ........................_.................................. .------.--...............--. .......--.--...........................---.. ...................... .. ............................................................... ..................... ..........._....._.... Planning...... _.. _................. Not Applicable p........................................................................................ PTRC Not Applicable ........... ......................----------------------------------- ................... Not applicable .......... ............................_............._......._............................_.......................................-.........................................---.................._............-....-_.........._._......................_..........-........_....._...:..... _............ _......... ..-...................................... Supporting Documents(which are attached to this Action Form): X Memo/Letter: Memorandum from City Administrator Michelle Wolfe dated July 10, 2006. ❑ Resolution (No. Ordinance(No. � ❑ Engineering Recommendation: ❑Attorney Recommendation: El Other: Financial Implications: Administrator/Staff Comments: Page 1 of 1 t AVEN HILL MEMORANDUM DATE: July 10, 2006 AGENDA ITEM: 7F TO: Mayor and City Council FROM: Michelle Wolfe Ci ty ty Administrator." E SUBJECT: Joint Use Agreement for Trinity Lutheran Parking Lot BACKGROUND In 2003 the City entered into a Joint Use Agreement with Trinity Lutheran of Lake Johanna. This agreement commenced on January 1, 2003 and terminated December 31, 2003. Hazelnut Park is located adjacent to Trinity Lutheran, and the park does not have its own parking lot. Trinity Lutheran has allowed park users to use the church's parking lot. In exchange for this arrangement, the parties entered into a joint use agreement. DISCUSSION The agreement included the following key understandings.- Arden Hills is allowed to use the parking lot in conjunction with activities at Hazelnut Park. • The City will sweep the surface of the parking lot and shall re-stripe the lot after it has been reconstructed or seal coated. • The City will make payment to Trinity for snow plowing services ($1000 in the most recent contract). • Trinity will be responsible for reconstructing the parking lot as it deems appropriate. Although the agreement technically expired in 2003, staff continued to administer payment to the church in 2004 and 2005. The church recently contacted me about the 2006 payment, which they had not received. They forwarded me a copy of the most recent agreement. Upon reviewing the document, staff noted that it had expired at the end of 2003. Therefore, we felt it was time to bring it back to City Council for consideration. Staff feels that the terms in the agreement are quite reasonable in exchange for the on-going use of the parking lot: Therefore, in this revised agreement, we have left the terms the same with the only change being made in regards to duration. We are proposing that the new agreement be for five years, unless one of the parties provides required notice of intent to terminate to the other party. a JOINT USE AGREEMENT TRINITY LUTHERAN OF LAKE JOHANNA PARKING LOT 1.0 Parties. This Agreement is dated the day of July, 2006 (Anniversary Date), and is entered into by and between the City of Arden Hills, a Minnesota statutory city("Arden Dills") and Trinity Lutheran of Lake Johanna, a Minnesota non-profit corporation("Trinity"). 2.0 Recitals. A. Trinity is the owner of certain real property which has a postal address of 3245 New Brighton Road, Arden Hills, Minnesota 55112 ("Trinity Site"). B. Arden Hills is the owner of a park and recreational area("Hazelnut Park") which is located adjacent to the Trinity Site. C. An improved parking surface ("parking lot") is located on the Trinity Site. D. Arden Hills and Trinity wish to formalize wnat has heretofore been an .informal understanding.regarding the joint use of the parking lot. 3.0 Terms and Conditions. In consideration of the mutual understandings expressed herein, the parties agree: A. Arden Hills is allowed to use the parking lot in conjunction with Arden Hills' activities at Hazelnut Park, seven days a week during the hours of S:00 a.m. to 10:00 p.m. B. Arden Hills, at its cost, shall sweep the surface of the parking lot when it performs similar maintenance activities on adjacent streets and shall re- stripe the parking lot after it has been reconstructed or seal coated. C. Upon execution of this agreement by the parties, and upon each anniversary date thereafter, Arden Hills shall pay Trinity$1,000 for the cost of snow plowing the surface of the parking lot. D. Trinity shall be responsible for reconstructing the parking lot as it deems appropriate. I _ . 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Trinity Lutheran Church of Lake Johanna i F Purpose/Use of Appraisal: Estimate value for a possible sale. Highest and Best Use: As three single family lots. f. f Description Site.Size: The three lots contain 20,000 to 50,000 square feet for a total of 90,000 square feet. These parcels represent a portion of a 4.55 acre church site. The site is entirely buildable. Shape: Irregular. Utilities: All available. Flood Data: Area of minimal flooding. { k J Soils: Assumed adequate. f Topography: Relatively level. S' Environmental Factors: No apparent adverse factors. Assessed Value (0112010):, $2,714,400 including the entire site and the 20,260 square foot church. Legal Information Property Identification Number: 33-30-23-31-0045 Zoning: R2, Single Family&Two Family Residential District g r Land Valuation Estimate: Parcel A: $114,000 ($5.70/Sq. Ft.) Parcel B: $234,000 ($4.68/Sq. Ft.) Parcel C: $114,000 ($5.70/Sq. Ft.) Y F Appraisal Report Date: July 9, 2010 f 4 Inspection Date: July 6, 2010 Effective Date of the Appraisal: July 6, 2010 (As Is) d Appraisers: Jack Prill, MSA, Ryan D Herlofsky z 1 ' I .1 .1.1 - . " ,�...;.,.. - .... ,;,., �,.,. ., ., ,,,". . � . , I loici-W : a m 0 ;1;4;1 - ,. a. , 11.1 . . . I. � iI i . j s. ' - � ; T. f (' w - .. 1. .� A .. y f .d .,—', ; 1. f t t - , � .1 I I . I - .,,"�'-.--.,,," ,I...,f�.�- � 1. � : :1 � . I x� a „ $ �, l rt. �. ) , T E c ,., -. -.�,...,.....,� ,., {' _ I- r - . - 4 . - - . : ,. .. :- • .. I' - w I; _ , , .I .. I. . _ - - y 3I. , f ( f. g , . 1 r 1 , ( .. ..I, .. .. , . .. . I . 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"i lK.-,.,.t 2:�i+R t r_. -,f f,�, <: '.> ;e,.v l, n e yib. _ f F c. �r a "`N E 't .. rJ ;t. !,y :d'a,.�- f ,Lxf 1 f a :Y.r"A v4 ,y/I—,,,pY' I x , „i. sti r f i ,a t . A •a , i' t ._ :,`y .. t vj J t a]� ,s r' . i '.YY. +r f 7, -'. A tit. 1'' ''' 1 - Y11 -1,,...i:.. W ,C:. '.t _ t., ,t 'jam k a' t. .1. � t ° „ I or .1 ;p .S{ x •!E n THE VALUATION PROCESS Property: Three Vacant Residential Parcels Y x Property Address: 90,000 Square Foot Portion Of xy 3245 New Brighton Road „M Arden Hills, Minnesota 55112 3• t Zonis : R2 Single Family&Two 'g g y o Family Residential District Site Area: 20,000 to 50,000 square foot parcels totaling 90,000 square feet a, according to the site plan provided by the owner. These parcels are q; part of a 4.55 acre church site. Personal Property: Not addressed in this a v Ppraisal. .....------ 7 { Property Identification Numbers: h 33-30-23-31-0045 Le al Description: f air Part Of Lot 33 Lying E & Se Of Line Beg On Extended E Line Of Prior Ave & S Line Of Sd Lot Th N 173.85 Ft Th Curve R With Radius Of 158.42 Ft For 68.89 Ft Th Ne Tangent To'Sd Curve 184.42 Ft Th Curve R With Radius Of 99.11 Ft For 67.29 Ft Th Ne Tangent To Sd Curve For 180 Ft To E Line Of Sd Lot 33 Auditor's Subdivision No. 8�:. 0, Ramsey County, MN A„ a IDENTIFICATION OF PROPERTY RIGHTS TO BE VALUED iy f c• a i; Fee Simple: The subject real estate will be appraised in fee simple interest. Fee simple interest 'pp p p es is defined s as: absolute ownership unencumbered by any interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power and escheat 4L PURPOSE AND INTENDED USE OF APPRAISAL F y, The purpose of the valuation process is to estimate Market Value (as defined b the Office of by the Comptroller of the Currency under 12 CFR, Part 34, Subpart C) of the fee simple interest. This appraisal addresses the as Is condition. Y. The use of an appraisal is the manner in which a client employs the information contained in the appraisal report. A value estimate may be used to determine price, amount of loan, basis for 1;. taxation, terms of a lease, eminent.domain .etc. e , JF 3t 4 ' The Appraisal of Real Estate,Thirteenth Edition,pg. 114. e kit:. The Valuation Process - c • ontlnued This appraisal is to be used by.•Client& Intended User: Mi •Ily Bruss of Trinity Lutheran Church of Lake Johanna. _ . Intended Use: For the sole • t f purpose of assisting the client the possible sale parcels. of the subject 2'r z DEFINITION�r ON OF VALUE Types of appraised value in .include market value, use value, going co • value, assessed value, and insurable9' 9' ncern value, investment value. The defined value of the subject estimated in this report is "Market b�ect property to be ` Value . s r MARKET VALUE The most probable rice which • p hich a property should brie In a competitive � all .conditions requisite to a fair g and open market under sale, the buyer and seller each knowledgeably, and assumingacting prudently and the price Is not affected b undue stimulus. •definition is the Y tlmulus. Implicit consummation of a sale as of a specified p It In this seller to buyer under conditionsp ed date and the passing of title from r whereby: Buyer and seller are typically motivated;. 2. Both parties are well informed or well advised, and acting n in what interests; g they consider their own best 3. A reasonable time is allowed for exposure in the open market; E, 4• Payment is made in ter - ms of cash in U.S. dollars or in terms of financial comparable thereto; and cial arrangements- y„ 5. The price represents the normal consideration for the ro creative financing or sales concessions ran property sold, unaffected by special or g ranted by anyone associated with the 2 a sale. f APPRAISAL REPORT DATE: r• July 9, 2010 APPRAISAL EFFECTIVE FECTIVE DATE/ INSPECTION DAT • l E , July 6 2010 "As I " T s s ' t . I2 ,.; Financial Institutions Reform, Recovery and Enforcen-ient Act of 1989(FIRREA). This could be modified to provide for valuation with specified financing terms. �t A' 12 � The Valuation Process - continued - Y f COMPETENCY PROVISION: :art �Y i� Jack Prill, a Member of the National Association of Master Appraisers with aMaster Appraiser (MSA} designation and Iicens . . Senior licensed in Minnesota as a Certified General Real Pro Appraiser", has been afull-time commerci al real estate professional s pertY since 1964, working as appraiser for the Equitable Life A g an q Assurance Society of the United States for eight branch manager for Mortgage Associates, years, as a tes, Inc., as a mortgage banker for the Rothschild.I Financial Corporation, and as a principal • p cipal of Commercial Appraisal & Consulting approximately 20 ,years. He has extensive g Group for ive experience in the appraisal and finance of a wide varlet of commercial •Y , industrial, and residential properties, and therefore, • and knowledge to complete t has the experience Fx: p his appraisal assignment. Ryan D Herlofsk has been a - .Y full-time commercial real estate f He has achieved the designation/license nationIli appraiser since October of 2001. } 9 cense of "Certified General Real Property Appraiser" the State of Minnesota, -after com letin p Yfrom. -completing all necessary education and appraisal' • requirements. He has experience ' experience p nce with a wide range of commercial resident' ' -�, residential and in property types including vacant residential ' industrial yo land parcels like the subject. s y. J' HISTORY t� The subject of this appraisal Ya: pp consists of three residential land parcels. Parcel '}F feet, Parcel B is 50,000 s uare fee A is 20,000 square f q t and Parcel C is 20,000 square feet. Parcels A }�k front New Brighton Road. Parcel B is and C both a landlocked parcel. These parcels are outlined in ' plan presented in the Site Data section of this report. the site {f, These parcels are art of a 4. • p 55 acre church site at 3245 New Brighton Road in ' 20,260.square foot church g Arden HMIs. The a was constructed in two has square phases, 2,560 square feet in 1948 and 17,700 _ q e feet in 1957. This property abuts a city ark to t .�1. tY p he north and northwest. a� The City of Arden Hills- has shown interest in purchasing the subject parcels to adjacent park. As explained b the client, p expand the Y ent, there are two possibilities, depending on the Ci ' ' bud et. g tys g The City would like to purchase Parcel th Purchasing P s A and C. They would also contemplate p g Parcel B. The City is currently usingParcel B as a � p soccer field. We have been asked b ' y Our client to value the subject parcels for this i potential sale. DESCRIPTION OF SCOP. E OF AP P RAI SAL The subject property has been appraisedutilizing valuation pp the most recognized approach to land , the Sales Comparison A • ti p Approach. This is a Summary Report. The Development Approach is.not appropriate because there are . no formal, immediate plans for development of t t�k= subject.site. The Income Capitalization Approach p he pp ach is not applicable, because this ' is not i type of property typically leased. Q,;r In preparing this appraisal, •the appraiser. t ad �` 1• Herlofsk Mr. f Y inspected p cted the subject property on,July 7, 2010. 13 r(F.: 1u.t The Valuation Process.- continued 2. gathered information on comparable sale s,es, researched data files and examined past sales. 3. confirmed and analyzed the data and Y applied the Sales Comparison Approach. r. pp s ` 4. spoke with members of the real estate co mmunity, including brokers and other appraisers. y They also provided information to assist us i 1 n the valuation of the subject properly. This appraisal does not include an value for equipment, ' Y q pment, inventory or business enterprise. a A This appraisal has been completed under the H ' • p Hypothetical Condition that the total area of each N of the three, parcels in question (A, B and C on t 'he site plan) are accurate. There were no Supplemental pp Standards or Jurisdictional Exceptions in this report. See the following.General Assumptions and Limiting ' ' p y p �t1ng Conditions section for further details regarding the • g g,. scope of work. GENERAL ASSUMPTIONS AND LIMITING CONDITIONS rx TIONS The appraiser's certification presented in this a rais • •pp al report is subject to the following conditions and to such specific and limiting conditions as are set forth b the Appraiser i •Y pp n the report. u pis_ 1. No responsibility is assumed for the legal description provided or for matters 'p pertaining to legal or title ' considerations, Title to the property is assumed to be good and g marketable unless otherwise stated. 2. The property is appraised free and clear of any or all liens or encumbrances unless Otherwise stated. �r 3. Responsible ownership and competent property mans ar P Y management g e assumed. 4. The information furnished b others.is believed t Y o be reliable, but no warranty is given for its accuracy. �< 5. All engineering studies are assumed to be correct. The illustrative materials in this re` port are included �ds only to help the reader visualize the properties. 6. It is assumed that there are no hidden or una arent conditions pp of the properties, subsoil, or structures ` •' #�` that render it more or less vaf uable. No responsibility is assumed for such conditions or for obtaining- the engineering studies that may be required to discover them. a °} 7. It is assumed that the property is in full compliance with all applicable regulations p pp able federal, state and local environmental re g o s and laws'unless the lack of compliance is stated, described and considered in the appraisal report. 4 }r 8. .It is assumed that the property conforms to all applicable pp zoning and use regulations and restrictions ' X ' unless a nonconformity has been identified, described and considered in the 4` appraisal.report. 9. It is assumed that all required licenses certificates of occupancy, consents, and other legislative or " administrative authority from any local, state, or national.government� g ernment or private entity or organization '�f •= have been or can be obtained or renewed for an h y use on which the value estimate contained in this 1+ report is based. �`' 14 .......... ............­-'. ...... gtit� All if Rx, ............ -:W -gtt .*� -iE, 1- iiiif�i�z f. 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