HomeMy WebLinkAbout2B, Trinity Lutheran Church Land Purchase Request ,,.--ARZEN HILLS
MEMORANDUM
DATE: September 20,2010 Item 2.B
TO: Honorable Mayor and City Councilmembers
FROM: Pat Klaers, City Administrator
Meagan Beekman, City Planner
SUBJECT: Trinity Lutheran Church/Hazelnut Park Land Purchase Request
Background
Trinity Lutheran Church is located at 3245 New Brighton Road. The property is a four and a
half acre parcel surrounded on two sides by Hazelnut Park, a City-owned park property. The
Church property is zoned R-2. Located within the parcel owned by Trinity Lutheran Church is a
congregation hall, parking lot, soccer field, identification sign for Hazelnut Park, and trail
entrance to the park. Hazelnut Park contains a large variety of recreational facilities and is a
heavily used park.
The City has a contract with the Church for the shared use of the parking lot, which acts as the
only designated parking area for Hazelnut Park, in exchange for $1,000 per year in shared snow
plowing expenses. In addition, the City restripes the parking lot after it has been seal coated; as
well as provides sporadic repairs as has been needed from time to time. No other agreements
currently exist that formalize the City's use of any other aspects of the Church's property.
In the past the City has used the soccer field for programming; however, in recent years the
condition of the field has made it undesirable for scheduled events. Because the City does not
own the field it has not been invested in with regular maintenance, irrigation, or fertilization, as
would be done with a City-owned field.
Trinity Lutheran Church has approached the City with a proposal to sell approximately 70,000
square feet of their property to the City to formally incorporate into Hazelnut Park (Attached).
The land area proposed to be sold would include the trail entrance to the park, soccer field, and
identification sign to the park. The Church has also agreed to allow the City permanent shared
access to the parking lot by way of an easement or other recordable contract as part of the
purchase of the 70,000 square feet. Ongoing shared parking maintenance would need to also be
worked out if the sale of the property takes place.
City of Arden Hills
11Metro-inetlardenhillslAdminlCouncill Agendas&Packet Information 120M9-20-1 0 Worksession Packet Information W9-20-1 0-CC
Worksession-Memo-Hazelnut Park Trinity Lutheran.doe
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Earlier discussions with the Church included the parking lot as a possible sale area. City Staff had initially identified three potential parcels the City might be interested in (Attached). The
Church has since decided that the soccer field (Parcel B) and entrance areas (Parcel A) are the -
only portions of their property they are interested in selling, and that they would want to sell
them as a single parcel.
The Church had an appraisal done of the proposed property to be sold, which designated the
highest and best use of the property as single-family residential (Attachment Q. The appraisal
estimated the market value of the proposed area to be sold at$348,000. The Church has asserted
that, in the event the City chooses not to purchase the land, they could subdivide their property,
creating two new single family lots. Staff continues to believe that a subdivision of the property
for residential use would face steep challenges, as the remaining Church parcel would likely not
conform to the City's subdivision ordinance.
Discussion
The Council met at a work session on July 19 to discuss the proposal from Trinity Lutheran
Church and the appraisal. At their work session the Council directed Staff to continue
discussions with the Church on the possible sale of the property, but indicated that they felt the
appraisal was too high given the assumption regarding the highest and best use for the property
and the fact that the configuration of the property posed a significant challenge to subdividing it.
The Council directed Staff to make a counter offer to the Church for $174,000.
6
Staff has met with representatives of Trinity Lutheran Church and provided them with the
Council's position. The purpose of this work session discussion is to give Milly Bruss and
Patricia Nygaard, from Trinity Lutheran, an opportunity to present the Church's goals and
position, and give Staff direction on the next course of action.
Recommendation
The FPAC discussed this proposal at their June 8 meeting. At this meeting the committee
indicated that the purchase of additional park land made good long term sense for the future of
this park; however,they acknowledged that the price of the land should weigh into the decision.
The PTRC has also discussed this proposal and supports the City purchasing additional park land
if it is financially feasible.
Staff recommends that the City continue to work towards a mutually agreeable purchase price for
the sale of this land, and a permanent solution to the parking arrangement. The entrance to
Hazelnut Park is important to the continued use of the Park. The soccer field could also be
utilized as part of our recreation programming, as soccer space is always in demand; however,
additional resources would be needed to bring the field up to a useable condition.
City of Arden Hills
I Metro-inet.uslardenhillslPlanninglCity Council Memos120101Hazelnut Park Trinity Lutheran ChurchW9-20-10-CC Worksession-Memo-
Hazelnut Park Trinity Lutheran.doc
Page 2 of 3
The use of the parking lot is currently handled through a shared parking agreement; however,the
purchase of the property would give the City an opportunity to have a parking agreement that
would remain in perpetuity, which would be a long term benefit to the City. In any event Staff
recommends that a more formal parking agreement be worked out with the Church.
The sale of this land to the City is also in the best interest of the surrounding community, which
would incorporate the property into the City's park system permanently, and protect the future
access and use of Hazelnut Park.
Attachments F
A. Staff produced aerial indicating proposed area to be sold
B. Staff produced aerial indicating three parcels of property that were previously
discussed as possible areas to be sold
C. Appraisal Summary _
City of Arden Hills
IlMetro-inet.uslardenhillslPlanninglCity Council Memos 1201 0 Wazelnut Park Trinity Lutheran Church109-20-10-CC Worksession-Memo-
Hazelnut Park Trinity Lutheran.doc
Page 3 of 3
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SUlV1'11/1ARY:OF" ALIENT FibCTS I ND:G ' NC U'S/QNS
Appraised Property Three Vacant Residential Parcels
Address/Location: 20,000 to 50,000 Square Foot Parcels
3245 New Brighton Road
Arden Hills, Minnesota 55112
f
Owner.- Trinity Lutheran Church of Lake Johanna
Purpose/Use of Appraisal: Estimate value for a possible sale.
Highest and Best Use. As three single family lots.
{
t
Description
Site.Size: The three lots contain 20,000 to 50,000 square feet
f 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.
1 Utilities: All available.
Flood Data: Area of minimal flooding.
f Soils: Assumed adequate.
j
Topography: Relatively level.
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
r
Land Valuation Estimate:
Parcel A: $114jOOO ($5.70/Sq. Ft.)
Parcel B: $234,000 ($4.68/Sq. Ft.)
Parcel C: $114,000 ($5.70/Sq. Ft.)
r
t Appraisal Report Date: July 9, 2010
Inspection Date: July 6, 2010
r
Effective Date of the Appraisal: July 6, 2010 (As Is)
Appraisers_ Jack Prill, MSA, Ryan D Herlofsky
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THE VALUATION PROCESS
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Property: Three Vacant Residential Parcels
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Property Address: 90,000 Square Foot Portion Of
3245 New Brighton Cf
1 g on Road
k Arden Hills, Minnesota 55112
J, 4
ar
rsst Zoning: R2, Single Family& Two Family Residential District
r Y
Site Area: 20,000 to 50,000 s foot parcels totaling q p g 90,000 square feet
a square according to the site plan provided by the owner. These parcels are
.
part of a 4.55 acre church site. --
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Personal Property: Not addressed in this appraisal.
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Property Identification Numbers:
' 33-30-23-31-0045
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Le al Descri tion:
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t` Part Of Lot 33 Lying E & Se Of Line Be On Extended E Line Of Prior Ave & S Line Of S L g d of Th
,a N 173.85 Ft Th Curve R With Radius Of 158.42 Ft For 68.89 Ft Th Ne Tangent To'Sd Curve
g
f 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. 80, Ramsey County,, MN
IDENTIFICATION OF PROPERTY RIGHTS TO BE VALUED UED
r'
y Fee Simple:
The subject real estate will be appraised in fee simple interest. Fee simple interest is defined
as: absolute ownership unencumbered by any interest or estate, subject only- Y to the limitations
imposed by the governmental powers of taxation, eminent domain, police power and escheat'
PURPOSE AND INTENDED USE OF APPRAISAL
Y7,
The purpose of the valuation process is to estimate Market Value (as defined by the Office of
rn.
fY the Comptroller of the Currency under 12 CFR, Part 34, Subpart C) of the fee simple interest.
This appraisal addresses the "as is" condition.
.The use of an appraisal is the manner in which a client s the information contained in the employs Y y
appraisal report. A value estimate may be used to determine price, amount of loan, basis for
taxation, terms of a lease, eminent,domain,.etc.
4c
t
4
` The Appraisal of Real Estate,Thirteenth Edition,pg. 114.
aid..
y _
3,.
J
The Valuation Process - c •
ontinued _
This appraisal is to be used by:
Y
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
t
of the subject
parcels.
F DEFINITION OF VALUE
F'
,r Types of a •
ppraised value Include market value, use value
, going concern value,
�- value, assessed value, and insurable vale investment
e. The defined value of the subjectproperty
f estimated in this report is "Market Value". to be
r
g
r' MARKET VALUE
The most probable rice •. p which a property should bring in a competitive
all .conditions requisite to g and open market under
q a fair sale, the buyer and seller
each acting prudentlyand
knowledgeably, and assuming the price is not affected b un •
definition is the consummation of Y due stimulus. Implicit in this
a sale as of a specified date and the passing of title from
seller to buyer under condition
4
s whereby:
�t r
Buyer and seller are typically mot'Yp Y ivated,
2. Both parties are'��welt informed
d or well advised, and acting in what the con •
interests; Y sider their own best
3. ow A reasonable time is all
Y ed for exposure in the open market;
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� 4. Payment is made in terms of cash in U.S. dollars or in terms of financial
comparable thereto; and cial arrangements
j
� 5. The price represents the
E normal consideration for the property sold, unaffected
" creative financing or sales cons ed by special or
esslons granted by anyone associated with the 2 p
�t sale.
k APPRAISAL REPORT DATE
July 9 201
h
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' APPRAISAL EFFECTI ►
` VE DATE /IN.SP ECTION DA
r
k TE:
July 6, 2010 'As is"
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I
-� 2Financial Institutions Reform, Recovery and Enforcer-lent Act of 1989 (FIRREA). This could be
with specified financing terms. modified to provide for v
,s.
aluation
b 12
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Mwsq.warwrau`mre� wswr.....-
The Valuation Process - contin
ued
rf� COMPETENCY PROVISION:
a
;, Jack Prill, a Member of the National
Association of Master Appraisers with a Master 'Se
Appraiser (MSA) designation and licensed nor
i �
n Minnesota as a "Certified General Real Property�� Appraiser", has been afull-time p Y
commercial real estate professional since 19 '
� appraiser for the E uitable �Life 64, working as an
� q Assurance Society of the United States for ei
branch� manager for Mort a e Assmortgage
ght years, as a
�.. Mortgage Associates, Inc., as a mort a e
g g banker for the Rothschild
Financial Corporation and as
a principal of Commercial Appraisal & Consultin Grou
approximate) 20 ears. g p for
Y y He has extensive experience in the appraisal an '
� variety of commercial industrial pp d finance of a wide
, and residential properties, and, therefore has th
e experience
;A and.knowledge to complete this appraisal assignment.
s
' Ryan D Herlofsky has been afull-time commercial al real estate appraiser sin
+fj designation/license pp since October of 2001.
He has achieved the deli
g cense of "Certified General Real� Property Appraiser"
from.State of Minnesota' after completing all necessary education and appraisal experience
,r requirements. He has ex •
experience with a wide range of commercial, residential and industrial property types includingvacant r str�al
residential land parcels like the subject.
r,
�;�E HISTORY
y .
The subject of this appraisal co
nsists onsists of three residential land parcels. Parcel A is 20,000
^t„ , feet, Parcel B is 50,000 square feet and P 00 square
k: fr Parcel C is 20,000 square feet. Parcels A and C both ont New Brighton Road. Parcel B is a landlocked h
parcel. These parcels are outlined in the site
+* ` plan presented in the Site Data •j� to section Of this report.
These parcels are part of a 4.55 acre •
€f e church site at 324
' 20 260 square 5 New Brighton Road in Arden Hills. The
q are foot church was constructed in two phases,
K square ,., p , 2,560 square feet in 1948 and 17 feet in 1957. This property abuts a city ark t ,700
�{ tY p o the north and northwest.
The City of Arden Hills has shown`✓ own interest in
purchasing the subject parcels to expand the
�4 adjacent park. As explained p by the client, there are two possibilities, depending '
budget. The City would like to purchase p g on the Citys
p chase Parcels A and C. The would also
wA purchasing Parcel B. The City is current) Y contemplate
r tY y using Parcel B as a soccer field.
,
f M
We have been asked b client J, y our t to value the subject parcels for this '
p potential sale.
DESCRIPTION OF SCOPE OF APPRAISAL
r,
The subject property has been appraisedutilizing
valuation pp the most recognized approach to land
, the Sales Comparison Approach. This is a
Summary Report. The Development
Approach is not appropriate )because there
ere are no formal, immediate plans for development of th
k subject.site. .The Income Capitalizationp e
M A pp •
is not Approach �s not applicable, because this a of property
typically leased.
P p rtY
F In preparing this appraisal the a •. .; ppraiser.
4 1. Mr. Herlofsk
x y inspected the subject property on July 7, 2010.
J F."
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4„
The Valuation Process continued
2. gathered information on comparable sal •y p es, researched data files and examined past
sales.
.3 confirmed and analyzed the data and
r}. Y applied the Sales Comparison Approach.
.r
`= 4. spoke with members of the real estate comm
unity, including brokers and other appraisers.
n'
They also provided information to assist us in the valuation :anon of the subject property.
rc
}
This appraisal does not include an value forequipment, ' •Yinventory or business enterprise.
t: This appraisal has been completed under • •
p the Hypothetical Condition that the total area of each
x: of the three parcels in question (A, B an
q d C on the site plan) are accurate. `
{
There were no
yr
Supplemental Standards or Jurisdictional sdictio•
nal Exceptions in this report. See the
following.General Assumptions and Limiting Conditions section '`�� g con for further details regarding the
' scope of work. g g
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ya GENERAL ASSUMPTIONS AND LIMITING CONDITION
:�.. S
The appraisers certification' 'nation presented in this appraisal report is sub' • 'pp p sect to the following conditions
and to such specific and limiting conditions as are set forth '
jr g b the Appraiser in t •
�r Y pp he report.
1. No responsibility is assumed for the legal description provided g p p ded or for matters pertaining to legal or title
9 9
considerations: Title to the property is assumed to be
P �Y good and marketable unless otherwise stated.
2. The property is appraised free and clear of any
y or all liens or encumbrances unless otherwise stated.
{rr property mans 3. Responsible ownership and competent are
. Y management g assumed.
4. The information furnished by others.is believed to be reliable
, but no warranty is given for its accuracy.
�/ • . Y
Jh
4 5. All engineering studies are assumed to be correct. The illustrative
materials in this report are included
d only to help the reader visualize the properties.
a 6. It is assumed that there are no hidden or unapparent conditions of the r
#h` I • properties, subsoil, or structures
that render it more or less v a uable. No responsibility is assumed for such conditions or for obtaining
x the engineering studies that may be required to discover them.
7. It is assumed that the property is in full compliance with all applicable federa
l,
al, state and local
3
environmental regulations and laws'unless the lack of compliance
I- . is stated, described and considered
in the appraisal report.
15 '�
h/
1+
r 8. It is assumed that the property conforms to all applicable zoning•.I, pp g and use regulations and restrictions {
unless a nonconformity has been identified, described and considered in th
�f e appraisal report.
9. It is assumed that all required licenses certificates cates of occupancy, consents, and other legislative or
administrative authority from any local, state, or national.govern
ment merit or .private entity or organization
have been or can be� obtained or renewed for any use on which the value estimate '
ate contained in this
report is based.
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