HomeMy WebLinkAbout2002 05-13 City Council Manager Workshop PacketCITY COUNCIL /MANAGER WORKSHOP
Monday, May 13, 2002
Council Chambers, City Hall
6:00 p.m.
AGE NDA
A. CALL TO ORDER
B. ROLL CALL
C. APPROVAL OF AGENDA
D. NEW BUSINESS
1. Civil Service Commission Interviews
2. Cable Commission Interviews
3. Update- Larpenteur Avenue Redevelopment
E. FUTURE TOPICS
1. Exploring the Possibilities of a Sister City
2. Ordinance Regulating Buckthorn
F. ADJOURNMENT
A enda #
MEMORANDUM
TO: Richard Fursman, City Manager
FROM: Sherrie Le, Human Resource Director
RE: Police Civil Service Commission Vacancy
DATE: May 6, 2002
Action by Council
Date
End
Modified
Rejected
- .....III
On May 7, 2002, the Police Civil Service Commission will meet and interview our
sole candidate for the Police Civil Service Commission vacancy. As you are aware,
the vacancy was created by the election of Kathy Juenemann to the City Council.
An interview with the City Council is scheduled for 6 p.m. on May 13, 2002 at the
Council - Manager Workshop. The candidate has been notified and will be present.
Police Civil Service Commission members serve three year staggered terms. The term
for this vacancy expires December 31, 2002:
Since the interview with Mr. Robinson had to be rescheduled and has not taken place
as of the writing of this memo, additional information on the Police Civil Service
Commission's recommendation will be provided prior to the May 13 meeting.
Agenda #
MEMORANDUM
TO: Richard Fursman, City Manager
FROM: Sherrie Le, Human Resource Director
RE: Supplement to D1 - Police Civil Service Commission Interview
DATE: May 8, 2002
On the evening of May 7, 2002, the Police Civil Service Commission interviewed
Clayton Robinson for the Police Civil Service Commission vacancy. An interview
with the City Council is scheduled for 6 p.m. on May 13, 2002 at the Council-
Manager Workshop. The candidate has been notified and will be present. Police
Civil Service Commission members serve three yearlstaggered terms. The term for
this vacancy expires December 31, 2002.
The Commission discussed Mr. Robinson's qualifications after the interview. Their
comments are summarized as follows:
Mr. Robinson has been continuously interested in appointment to this Commission
since 1999. He is very qualified and has extensive background in law enforcement
related areas. His education and work experience is impressive and he has personal
life experience through his immediate family.
The Police Civil Service Commission provided the following questions for the Cit
Council to use for their interview of the candidate:
1. Why are you interested in this particular Commission?
2. What experiences have you had, both personally and professionally, that
would assist you in your role on the Commission?
3. Have you had and particularly good or bad experiences with the Maplewood
Police Department that would influence your ability to serve as a
Commissioner?
4. How would your current position as an Assistant Ramsey County Attorney
affect your ability to serve on this Commission?
RECOMMENDATION
The T'olice Civil Service Commission recommends appointment of Clayton Robinson.
A # 01
"on b Court
MEMORANDUM
Endorsed
Modified
R q j ected
TO: Cit Mana
FROM: Assistant Cit Mana kk(/
SUBJECT: Cable Commission Appointment
DATE: Ma 6, 2002
INFORMATION
Cit Council decided to consider the possibilit of appointin a Maplewood resident to
the Cable Commission. Staff advertised the openin on the cit web pa th
Maplewood Review and the Maplewood in Motion. Staff received 3-_applications for this
position. Copies of the applications are attached for y our consideration.
RECOMMENDATION
Interviews have been scheduled for 6 pm, at the Council/Mana Workshop. After
interviews, Cit Council should make an appointment at the re Council meetin at 7
pm.
Agenda #
MEMORANDUM
TO: City Manager
FROM: Shann Finwall, Associate Planner
SUBJECT: Larpenteur Avenue Properties
LOCATION: 209 211_, and 215 Larpenteur Avenue East
DATE: May 6, 2002
INTRODUCTION
Project Description
In 2001, Maplewood purchased three single - family homes on the northwest corner of Larpenteur
Avenue and Adolphus Street with funds from the city's Housing Replacement Program (see
attached location map on page 6). The homes had been flooded after the pond located to the
north . of the properties overflowed during a rainstorm in April 2001.
The flooding caused a large amount of damage to these older homes. None of the property
owners were eligible for flood insurance coverage through the League of Minnesota Cities
Insurance Trust or through their private insurance companies. The purchase of the three homes
by the city with the Housing Replacement Program funds helped cover some of the flooding
damage expense as well as addressed an older housing stock within the city that needed
upgrading.
Staff is now exploring several options for redevelopment of these properties. First, the city could
sell the lots for redevelopment of three new single- family homes; second, the city could rezone
the properties to a higher density for the development of townhouses; and third, the city could
purchase two adjacent lots allowing for a more comprehensive land use plan to include rezoning
all five properties to a higher density for the development of townhouses.
Background
On December 13, 1999, the city council approved a Housing Replacement Program in order to
improve the condition of the single - family housing stock in the city (see attached Housing
Replacement Program Operations and Procedures Plan on pages 7 -10). This fund was created
from surplus sewer fund proceeds and was approved with an initial budget up to $646,930.
Action by Council
Date
En.ed
Modified
On July 23, 2001, the city council authorized the purchase of the properties at 209, 211 and 215
Larpenteur Avenue with Housing Replacement funds as follows:
Property Address
2000 Tax Market Value*
Negotiated Purchase Price
209 Larpenteur Avenue
211 Larpenteur Avenue
215 Larpenteur Avenue
Total
$102
$110
$102,100
$145,000
$155,000
$ 146,Q00
$446,000
*Note: The tax - market value can be 20 -25 percent below market value. Property values have
increased about 10 -15 percent for 2001.
DISCUSSION
Site Preparation Cost for Redevelopment
In addition to the acquisition cost of the properties, the city has incurred additional expenses
including: relocation of the residents, removal of the existing houses, and grading and utility
improvements to ensure that the properties will not flood in the future. The city engineer estimates
these expenses for all three lots at $81,956, or $27,318 for each lot (see attached cost summary
on page 11). Including the acquisition cost, the overall costs associated with these three lots is
$528,544.91. This cost does not include city attorney's fees or engineering and planning
department staff time.
After reviewing these figures and the housing needs within the city, staff proposes exploring the
options available for redeveloping the land at a higher density. Creating a higher density
development would make available a larger number of housing units within the city and should
create a profit rather than a loss for the city's Housing Replacement Program.
Adolphus Street Right -of -Way
Currently the Adolphus Street right -of -way is only 30 feet wide at the intersection of Larpenteur
Avenue. In order to ensure that the city maintains the required 60 -foot right -of -way in this area, 15
feet of the corner lot (215 Larpenteur Avenue) and, if possible in the future, 15 feet of Sinclair Gas
Station's property should be acquired for the Adolphus Street right -of -way. This will reduce the lot
size and width of the corner lot.
Zoning and Land Use
The three properties are zoned and guided in the comprehensive plan as Single Dwelling
Residential (R -1) (see attached zoning and land use maps on pages 12 -13). Within the R -1 zoning
district, the minimum lot size is 10,000 square feet and the minimum lot width is 75 feet for interior
lots and 100 feet for corner lots.
Surrounding properties include land zoned Single Dwelling Residential (R -1) and Business
Commercial (BC) located across Adolphus Street where the Sinclair Gas Station and Champs
Restaurant are located. Higher density zoning is located to the west of the city -owned lots
including the northeast comer of Larpenteur Avenue and Agate Street (one lot to the west of the
city -owned lots) which is zoned Double Dwelling Residential (R -2) and contains two duplexes and
the northwest corner of Larpenteur Avenue and Agate Street which is zoned Multiple Dwelling
Residential and contains amulti- dwelling building.
Larpenteur Avenue Properties 2 May 6, 2002
Redevelopment to Single - Family Housing
The three Larpenteur Avenue properties have the following lot area and lot widths:
Property Address Lot Area Lot Width
209 Larpenteur Avenue 16,873 s.f. 75 feet (interior lot)
211 Larpenteur Avenue 16,873 s.f. 75 feet (interior lot)
215 Larpenteur Avenue 16.877 s.f. 135 feet (corner lot)
Total 50,223 s.f.
All three lots meet or exceed the lot area and lot width requirements. No additional single - family
lots could be created with the existing zoning without lot width variances. Therefore, the
redevelopment of the property with the existing zoning is limited to three single - family houses.
Redevelopment to Multi- Family Housing
Because of the double and multiple dwelling zoning districts to the west of the site and the
commercial zoning district to the east, rezoning the properties to a higher density is an option to
consider. If the city rezoned the property to Double Dwelling Residential (R -2), the allowable
density would be up to 7.26 units per acre (one double dwelling per 12,000 square feet). If the
city rezoned the property to Multiple Dwelling Residential (R -3), the allowable density would be
based on one of three categories: Low (R -3L) 5.4 units per acre, Medium (R -3M) 6 units per
acre, and High (R -3H) 10.4 units per acre. For discussion and comparison, staff has prepared
five redevelopment proposals that are attached and described below (see the 11' x 14'
redevelopment plans attached).
1. Rezoning the three city -owned lots to Double Dwelling Residential (R -2) — 4 townhouse
units (3.45 units per acre).
2. Rezoning the three city - owned lots to Multiple Dwelling Residential — Medium (R -3M) — 6
townhouse units (5.17 units per acre).
3. Combining 1701 Adolphus Street to the three city -owned lots and rezoning to Multiple
Dwelling Residential — Medium (R -3M) — 8 townhouse units (5.44 units per acre).
4. Combining 1704 Adolphus Street and 189 Larpenteur Avenue to the three city -owned lots
and rezoning to Double Dwelling Residential (R -2) — 6 townhouse units (4.08 units per
acre).
5. Combining 1701 Adolphus Street and 189 Larpenteur Avenue to the three city -owned lots
and rezoning to Multiple Dwelling Residential — Medium (R -3M) —11 townhouse units
(5.97 units per acre).
The redevelopment proposals show two different styles of townhouses. These include the front -
loaded garage style townhouses constructed by Masterpiece Homes at the Highpointe Ridge and
Gardens developments and the tuck -under garage style townhouses constructed in the New
Century development.
Larpenteur Avenue Properties 3 May 6, 2002
Purchase of Adjacent Properties
Three of the above - mentioned redevelopment proposals would require that the city purchase one
or two adjacent homes in addition to the three city -owned lots. Staff has contacted the property
owners of 189 Larpenteur Avenue and 1701 Adolphus Street to discuss the redevelopment of the
city -owned lots and the possibility of purchasing their homes. These property owners have
expressed an interest in selling their homes to the city.
Staff has arranged for appraisals of the properties. No exact figures are available at this time;
however, the city engineer estimates the cost to acquire and make the lots ready for building
would be $355,000. The city finance director has prepared a housing replacement fund balance
sheet that compares the costs of the development options (see attached balance sheet on pages
14 -15).
Alternative Development
Recently the city received a proposal for redevelopment of the three city -owned lots by Lisa Brass
of Welsh Companies and Terry Miller of T.J. Miller and Associates, Inc. The development
proposal includes an 11 -unit transitional housing program for woman (and their children) released
from the Minnesota Correctional Facility in Shakopee or the Challenge Incarceration Program in
Willow River (see Glory House details attached on pages 16 -23).
The city, has not actively marketed the three city -owned lots or requested proposals for
redevelopment of the lots. This proposal was presented to the city after the two real estate
professionals became aware that the city purchased the lots for redevelopment. Such a
development would require a rezoning, land use amendment, and a conditional use permit for a
state licensed residential program. This development proposal is included for discussion only.
COMMITTEE ACTION
On March 4, 2002, the planning commission reviewed the redevelopment options for the
Larpenteur Avenue properties (see attached 3/4/02 planning commission minutes on pages 24-
26). A majority of the planning commissioners agreed that redevelopment of the three lots alone
should be limited to single- family housing. However, if the city was able to purchase one or both
of the adjacent homes, the planning commissioners felt that rezoning the lots to a higher density
would be a good redevelopment strategy. The planning commissioners were split between the
higher density redevelopment options.
On April 9, 2002, the Housing and Redevelopment Authority (HRA) reviewed the redevelopment
options for the Larpenteur Avenue properties (see attached 4/9/02 HRA minutes on pages 27-
30). They unanimously recommended that the city maximize the returns from the lots purchased
by purchasing the adjacent two lots and developing townhouses. They also recommended that if
the city could not purchase the adjacent two lots, then the city should develop twin homes on the
three city -owned lots (redevelopment option number 1).
Larpenteur Avenue Properties 4 May 6, 2002
RECOMMENDATIONS
Staff recommends that the city council authorize staff to begin negotiations with the property
owners for the purchase of 189 Larpenteur Avenue and 1701 Adolphus Street. Staff further
recommends that the city council offer direction on the redevelopment options for the site.
P:HRA1Larpenteur Avenue Properties
Attachments:
1.
Location Map
2.
Housing Replacement Program
3.
Cost Summary
4.
Zoning Map
5.
Land Use Map
6.
Housing Redevelopment Program
Balance Sheet .
7.
Glory House Redevelopment Proposal
8.
3/4/02 Planning Commission Minutes
9.
4/9/02 HRA Minutes
10.
Redevelopment Options (5)
Larpenteur Avenue Properties 5 May 6, 2002
Attachment 1
L
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C
'MAN,
s
Location Map
6
Larpenteur Avenue
Attachment 2
MAPLEWOOD HOUSING REPLACEMENT PROGRAM OPERATIONS AND.
PROCEDURES PLAN
January 22, 2001
Introduction
The Maplewood City Council has been discussing the condition of older housing in Maplewood
for several years. A concern of the council has been that if a single dwelling deteriorates to the
point of becoming a detriment or an eyesore it will have a negative affect on the surrounding
area. As such, the city council has made a commitment to improve the condition of the single -
family residential housing stock in scattered sites with the Maplewood Housing Replacement
Program.
Goals
The following are the goals of the Maplewood Housing Replacement Program:
1. To keep the Maplewood housing market viable and values increasing by constantly improving
and upgrading housing.
2. To eliminate problem housing by removing housing that can only deteriorate because its basic
quality is inherently low.
3. To have a program and plan that will benefit the whole city and each of its residents.
History
The Maplewood City Council and the Housing and Redevelopment Authority (HRA) have been
discussing and reviewing the condition of housing in Maplewood for several years. In 1992, the
comprehensive plan identified two related issues about housing and neighborhood quality. The
first issue is naming the steps the city can take to prevent the deterioration or abandonment of its
older housing stock. A second issue is to identify the steps the city can take to prevent
neighborhoods from deteriorating. Specifically, if a single dwelling deteriorates to the point of
becoming a detriment or an eyesore, it will have a negative affect on the surrounding area. That
is, other property owners may not be motivated to care for or to improve their properties if they
live next to or near a rundown house.
Because of the above concerns, the city council hired Quam and Associates in 1996 to do a
housing program concept evaluation. This evaluation was to provide the city with a summary of
the following program issues:
1. The type of programs (home replacement, existing home transformation, area redevelopment)
that would be most effective in updating neighborhoods and conserving existing open lands.
2. The possible funding sources for such a program.
7
3. The cost effectiveness of any housing initiatives and the positive impact they might have on
the taxes and revenues of the city and the school district.
The housing program evaluation completed by Quam and Associates determined that a home
replacement program would be the best program for Maplewood. This is because there are
properties that have deteriorated and are inconsistent with the character of the rest of the
neighborhood. It is important to remember that much of the housing in older Maplewood
neighborhoods was built before zoning and building restrictions were in place. These are often
the houses that are now deteriorated and an eyesore. Removing an existing eyesore property
and replacing the worst home with a new home that sets a new quality standard is an effective
action for change.
In a meeting on August 2, 1999 with the HRA, the city council again discussed possible future
housing programs. At this meeting, the council directed staff to prepare a housing plan that
would replace dilapidated houses with new, higher -value replacement homes.
On August 23, 1999, the city council approved developing a Housing Replacement Program that
would:
1. Use the surplus tax increment proceeds (up to about $687,000) from Districts 1 -4, 1 -5 and 1 -6
to fund the housing program. The city must reasonably expect to spend this money within 3
years.
2. Buy vacant or dilapidated properties from willing sellers at fair market value.
3. Demolish any dilapidated houses and other structures and rough grade the lots.
4. Deed the vacant properties at no cost to an agency or group that will use the lots to provide
new housing for low -to- moderate income persons. Such a transaction would be subject to all
Maplewood zoning and building requirements.
Note: Because the city was going to be using tax- exempt bonds to fund this program, the city
may only do no -cost grants of property. The city cannot sell the property or provide low interest
loans with the tax - exempt money.
The council also adopted resolutions at this meeting that provided preliminary approval for the
sale of $719,094 1999 General Obligation Tax Increment Bonds and authorized the use of
excess tax increment revenues from the Carefree Cottages to finance debt service on the
bonds.
On September 27, 1999, the city council approved a resolution approving changes for the
Development District No. 1 and changes to Housing Districts Numbers 1 -4, 1 -5 and 1 -6. These
changes designated that the city will spend the excess funds from the three TIF Districts on a
housing replacement program. The total funds available to the city to spend from this program
should be about $687,000.
0
On December 13, 1999, the city council approved several city staff requests for the Housing
Replacement Program. These included amending the resolution for the 1999 Tax Increment
Bonds. The council made the amendments so that the proceeds can be used to reimburse the
Sanitary Sewer Fund for the cost of sanitary sewer improvements directly related to the Carefree
Cottages Phase I, II and III. The improvements involved slip lining a sanitary sewer main to
decrease leakage into it and to increase its capacity. Decreasing the leakage has caused a
decrease in the flow through the sanitary sewer main and a corresponding decrease in sewage
treatment costs. This will result in about a ten -year payback of the improvement costs by
decreased treatment costs. There was no need, therefore, for the Sanitary Sewer Fund to keep
the $646,929.86 reimbursement for sanitary sewer improvement costs.
At this meeting the council also established a Housing Replacement Fund and transferred
$646,929.86 from the Sewer Fund to the Housing Replacement Fund. These actions created the
Housing Replacement Fund, set a budget for the fund, and most important, gave the city more
flexibility in how the city may spend the money in the fund.
General Policy Guidelines
The city shall follow the standards and guidelines in the Maplewood City Code of Ordinances and
in the Maplewood Comprehensive Plan when administering and operating the Maplewood
Housing Replacement Program. The Director of Community Development shall make the final
decisions in cases or issues of uncertainty in the program. Anyone may appeal the Director's
decision to the Maplewood City Council for review and possible change.
Practices and Methods of Property Purchase and Resale
1. Maplewood will only buy vacant, substandard or dilapidated properties from willing sellers.
2. The city will have an appraisal done and will only pay fair market value for a property.
3. The seller of the property is responsible for properly sealing or capping any wells on the
property.
4. After the city closes on the purchase, the city will hire a contractor to remove the structures on
the property and rough grade the site. The city also may have a survey of the property done.
5. For a buildable site, the city may do one of two things with the property. First, the city may
choose to deed the property at no cost to an agency or group that will use the lot to provide
new housing for low -to- moderate income persons after the contractor has graded the site. The
other option the city has would be to put the property up for sale by sealed bid. In either case,
the new construction would be subject -to city staff review and approval as outlined below and
all Maplewood zoning and building requirements. The city council shall approve any property
ownership transfer.
6. The Community Design Review Board (CDRB) will review and approve all new house design
and site plans. The construction shall include a garage at least big enough to hold two motor
vehicles. The design of the new construction shall be compatible with adjacent and nearby
houses. Staff shall consider the following when reviewing these house plans:
9
a. The height, bulk and area of the existing and proposed buildings.
b. The color and materials of the proposed buildings.
c. The physical and architectural relationship of the proposed structure with the existing
buildings (including the architectural elements).
d. The site, layout, orientation and location of the proposed and existing buildings and their
relationship with existing topography, landscaping and vegetation.
City staff or the CDRB may require changes to the plans or may add conditions they deem
necessary to ensure that the proposed design is compatible with the existing neighborhood.
The city must make the following findings to approve the proposed plans:
a. The design and location of the proposed construction and its relationship to neighboring,
existing or proposed developments are such that it will not impair the desirability of the
existing neighborhood.
b. The proposed design and location of the construction are in keeping with the character of
. the existing neighborhood.
c. The proposed design would be aesthetically pleasing in composition, materials, textures
and colors.
The developer or builder may appeal the staff decisions about design issues to the city
council.
7. If the property the city has bought is substandard in width or area for the neighborhood or area
and it is next to publicly owned property, the city may choose to keep the property for open
space rather than transfer the property to another owner. The city council shall approve any
property transfer or decision to keep a property.
8. If the property the city has bought does not meet .the city's zoning standards for lot size or lot
width, the city may choose to:
a. Grant variances to allow the construction of a new house.
b. Keep the property for open space rather than transfer the property to another owner.
c. Divide the property and sell the pieces to the adjacent property owners.
The city council shall approve any property transfer, variance or decision to keep a property.
This plan was approved by the Maplewood City Council on January 22, 2001.
10
Attachment 3
LARPENTEUR/ADOLPHUS REDEVELOPMENT PROGRAM
MAY 3 2002
COST SUMMARY
Asbestos Evaluation on 3 homes:
$ 8
Acq u istion Cost:
209 E. Larpenteur
$145,632.46
211 E. Larpenteur
154
215 E. Larpentuer
146
Well Sealing
$ 758.00
$ 635.00
Site Demo Monitoring
$ 1
3,200.00
Relocation Expenses
$ 1
Demolition Costs
$ 11,000.00
Expenses to date:
$473,544.91
Future Costs to make lot developable:
Sewer Installation: $ 35,000.00
Storm Sewer Installation $ 20
Total cost yet to be incurred: $ 55,000.00
TOTAL COST FOR 3 LOTS: $528,544.91
Attachment 4
0.06 0 0.06 0.12 Miles
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Zoning Map
12
City of tStS P air - -
Attachment 5
0.06 0 0.06 0.12 Miles
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Land Use Map
13
nj City of St. Pau `�'
Attachment 6
Memorandum
To: Shann Finwall
From: Dan Faust
Date: May 7, 2002
Re: Housing Replacement Fund
Attached is financial information for the Housing Replacement Fund. The first three
columns list revenues and expenditures for 1999 through 2001. The last two columns
are financial projections for 2002.
The amounts for 2002 under Option A assume no additional homes will be purchased.
Revenue from the sale of property consists of $159,000 for the property on Van Dyke
Street and $280,000 (4 lots @ $70,000) for the property on Larpenteur Avenue.
Expenditures are based on the city engineer's estimate of remaining costs to make the
three lots on Larpenteur Avenue ready for building. Under Option A, there would be
$481,760 left in the Housing Replacement Fund at the end of this year.
The amounts for 2002 under Option B assume the purchase of the homes at 1701
Adolphus Street and 189 Larpenteur Avenue. Revenue from the sale of property
consists of $159,000 for the property on Van Dyke Street and $450,000 (9 lots @
$50,000) for the property on Larpenteur Avenue. Expenditures are based on the city
engineer's estimate of costs to acquire two more homes and make the lots ready for
building. Under Option B, there would be $296,760 left in the Housing Replacement
Fund at the end of this year.
C \memo \sh05O7O2
14
CITY OF MAPLEWOOD, MINNESOTA
HOUSING REPLACEMENT FUND (214)
STATEMENT OF REVENUES, EXPENDITURES, AND CHANGES IN FUND BALANCE
ACCT
NO.
1999 2000
ACTUAL ACTUAL
2001
ACTUAL
OPTION A
2002
ESTIMATE
OPTION B
2002
ESTIMATE
4480 Fees for service
Miscellaneous Revenue:
0
3
0
0
3801
Investment earnings
$0 $46,362
$39,529
$0
$0
3804
Sale of property
0 0
0
439,000
609,000
Total expenditures
Total revenues
0 46,362
39,529
439,000
609,000
Expenditures:
4480 Fees for service
0
0
3
0
0
4710 Land purchase
0
155,444
450,211
75,000
430,000
4930 Investment management fees
160
3
2,719
0
0
Total expenditures
160
158,736
456,165
75,000
430,000
Excess (deficit) of revenues
over expenditures
(160)
(112,374)
(416,636)
364,000
179,000
Other financing sources (uses):
Operating transfers in (out):
Sewer Fund
646,930
0
0
0
0
Net increase (decrease) in
fund balance
646,770
(112,374)
(416
364,000
179,000
Fund balance - January 1
0
646,770
534,396
117,760
117,760
Fund balance - December 31
$646,770
$534,396
$117,760
$481,760
$296,760
c \misc \fund214
15
Attachment 7
Glory House
Glory House is a transitional housing program designed to educate and prepare women to
be a positive role model for their families and be responsible in their communities. The
women who reside at Glory House have been released from the Minnesota Correctional
Facility in Shakopee (MCF -SHK) or the Challenge Incarceration Program (CIP) in
Willow River.
Glory House is a collaborative of Walking In Faith Ministries and Parenting With
Purpose, a parenting program that serves over 400 individuals and families each year
within the prisons and communities in the seven county metro area. Through this
collaborative effort, Glory House will provide housing to women and their children, as
well as support services that will help develop these families emotionally, spiritually,
physically and intellectually. We believe Glory House will be a success due to the
expertise of its staff and the relationships that the residents have already formed with this
staff during their incarceration. Glory House will also have an everlasting effect on the
families as well as the City of Maplewood and its residents.
The requirements for those who reside at Glory House consist of the following:
• The woman must have been involved in parent education and support with
Parenting With Purpose while she was incarcerated at MCF -SHK or CIP.
• The woman must have made a commitment to be involved in all facets of
programming at Glory House (including weekly support groups, parenting, career
seminars, budgeting, church attendance, community service progr and
home buying seminars).
• The woman must obtain employment within 2 weeks of her moving into Glory
House or be enrolled in full -time schooling within 1 week of her moving into
Glory House.
If the woman does not have her children) living with her upon residency at Glory
House, she must have a written plan of action for reunification with her children)
within 1 week of moving into Glory House.
• The woman must have a commitment to a local community program to serve
monthly as a volunteer for the entire duration of her residency at Glory House (up
to 2 years).
• The woman must commit to remaining drug - and alcohol -free during her
residency at Glory House.
• The woman must commit to remaining crime -free during her residency at Glory
House.
16
• The woman cannot have any past sexual offenses or any past crimes against a
child in order to be a resident at Glory House (this protects those within the
program as well as the neighbors and community of Maplewood).
What are the advantages of Glory House for the families involved?
r
Currently there are very limited resources available for families who have an incarcerated
parent. Parenting With Purpose (who will provide all the 'support services at Glory
House) works with over 150 women and their children each year. These relationships
have been established while the women are incarcerated and continues when they are
released into the community. If left without support, studies have shown that these
women will likely return to prison, and their children will return to foster care or another
family member will have to take care of their children sometimes for the 3rd, 4 th or 5 th
time in these children's lives.
Glory House provides a stable, consistent and safe environment for these families. These
children will have an opportunity to attend the same school, build new friendships that
will hopefully last, and break the cycle of violence and criminal behavior that has flowed
down their family lines; sometimes many generations.
These families will have the opportunity to learn new life skills and also have an
opportunity to build a career. Due to the intensity of the services provided while living in
Glory House, these families will learn that there is a better way to live than a life of crime
and drugs.
Families who reside in Glory House for more than 1 year will leave with a down payment
for a home and a solid plan for their future.
Use of Land Plan
• Glory House will have 11 units total —7 two- bedroom apartments, 3 three -
bedroom apartments and a staff apartment for the overnight staff. There will also
be a community room with a full kitchen, as well as kitchenettes in each
apartment. There will be a child care center and a staff office. In addition, there
will be a four - season porch and a playground for the children located in the back
of the apartment building.
• There will be a small parking lot for staff and residents (most of the residents rely
on public transportation).
• At any given time there will be up to a maximum of 21 children and 13 women
residing at Glory House.
17
Employment and Volunteer Opportunities
Glory House will provide many opportunities for the residents and businesses in
Maplewood.
Glory House will hire a minimum of 10 employees to provide care and supervision to the
residents. These full -time jobs will begin at wages of $9.00 per hour to $14.00 per hour
(with benefits, there will be a revenue of $284,000 to be disbursed to residents of
Maplewood for employment). [In addition, Glory House will be a great source of
employees available in various skill areas] . There will be women who can fill
employment in areas such as data entry, secretarial, customer service and construction
work at local businesses. Because of the rotation of residents at Glory House over the
years, the number of women available for employment would remain constant.
The community volunteer requirement at Glory House also offers many contribution
hours to local community efforts through our women, and when appropriate, with their
children.
Accountability
Unlike other apartment buildings, Glory House residents will have a greater
responsibility to be accountable to the program, as well as to their employers and
neighbors. They will have to report to Glory House staff during their time away from
their residence, as well as while they are at home.
Most of the residents are required to be involved in regular drug screening and are
involved in AA, NA or other support programs, as well as the program at Glory House.
Future Housing Opportunity
Each resident will be required to participate in a home buying seminar along with the
Future Homeowners Program at Glory House. Upon their completion of residency at
Glory House, residents will have substantial down payment to purchase their home. We
feel that most will remain -in Maplewood as a homeowner due to their local employment
and support that they will have received during their stay at Glory House. With the
collaborative efforts of Glory House and the City of Maplewood, we can impact the
percentage of homeless families and children who are the highest percentage of those
represented in the poverty statistics in the United States.
Traffic Reduction
Unlike other apartment buildings, Glory House will reduce traffic rather than increasing
it. Most of the residents will not have their own vehicles, therefore there will not be an
immense amount of traffic. In addition, there will not be many visitors to these residents
due to the stringent rules that they must follow to reside at Glory House.
18
Citv Compliance
Glory House is prepared to design, maintain and operate the facility in conformity with
the City's comprehensive plan and code of ordinances. Glory House will be well-
groomed inside and out. We plan to have a fence that will provide a higher standard of
appearance to its structure. There will be a sprinkler system installed as well as
professional landscaping to exhibit the high standards that the City of Maplewood has
risen to over the years. This structure and its purpose are in compliance with appreciating
property values. There will be a 24 -hour staff on -site, therefore Glory House will not be
involved in any activity that would be hazardous or disturbing to any person or property
in the City of Maplewood. The use of this land will maximize the preservation of the
site's natural and scenic features.
Where are these women and children residine currently?
Glory House will be an innovative alternative to what is currently a societal shortfall for
these families. Currently when a woman is released from prison, she can go to several
places. She may be released to work release for up to eight months. She most often will
exit work release and end up in the same neighborhood she was in when she committed
her crime, or she may end up in Maplewood or any other suburb without support or
accountability. Many women leave prison and plan to succeed, but find themselves in the
same situation they were in prior to prison, i.e., homeless, unemployed, involved in drugs
and/or in an abusive relationship. Housing is the biggest barrier to success for people
who have committed a felony. Landlords will not rent to a person with a felony for many
reasons, therefore these families have no choice but to live in the negative environments
they are trying so hard to stay away from.
Ultimately, the goal of Glory House is to reduce recidivism and create a new way of life
for these families.
19
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Attachment 8
MINUTES OF THE MAPLEWOOD PLANNING COMMISSION
1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
MONDAY, MARCH 4, 2002
b. Larpenteur Avenue Redevelopment Plan (at Adolphus Street)
Commissioner Trippler said there is no indication in the staff report of how much it would cost to do
these five homes and he believes this would help him make a decision as to which way he wants
to go with this project.
Chairperson Rossbach asked how the fund is funded, is it a one -time funding source or a continual
tax increment fund?
Mr. Roberts said it was a one -time funding source. Anything that is spent out of the fund with the
sale or redevelopment of properties, then that money is put back into the fund to help replenish it.
The fund will go down unless the city can make a profit off a redevelopment site. Staff did not
want to get into a lot of financial analysis until staff got a better feel from the city and the
commission what everyone would be comfortable with and what type of land use is used there.
Staff wanted to come to commission members early in the process to get a feel for what members
thought and not spend too much doing any analysis if three out of the five ideas are a waste of
time. You may be able to make a better decision by having some of the financial information
available but if it is not a good land use scenario, then it was a waste of time.
Commissioner Dierich asked staff if the city has to build on these sites or can it be left as open
space? Does it have to be developed as multiple family? The front page of the staff report says the
city council approved a Housing Replacement Program in order to improve the condition of the
single - family housing stock. Are they going to be single - family houses or multiple? Or is it not likely
that someone would buy because of the business of the site on Larpenteur?
Mr. Roberts said one of the recommendations on page 4 asks should it stay as three single - family
homes or should it be multi-family, the staff is open to ideas. The thought of getting more units on
the site is to sell the property for more money and to replenish the Housing Replacement Program
fund. If the city redevelops the sites as single - family sites the city does not believe it will generate
as much income. The city is not bound to building single family homes in that area. That is what is
currently there and will be removed.
Commissioner Ledvina asked staff if the wetland has been classified?
Mr. Roberts said it his understanding it is a Class IV wetland.
Commissioner Ledvina asked if traffic concerns have been reviewed as it relates to Larpenteur
Avenue and whether you can have multiple driveways at that location backing out onto Larpenteur
Avenue?
Mr. Roberts said that has been a design consideration. He knows that when Ms. Finwall was
designing the project and reviewing these with staff, for example, one of the plans takes three
driveways and turns it into one driveway exiting out onto Larpenteur Avenue. Another plan puts
the driveway exiting off onto Adolphus Street. Staff is trying to minimize the driveways onto
Larpenteur Avenue so that would be an improvement over the three existing homes that back onto
Larpenteur Avenue.
24
Planning Commission -2-
Minutes of 03 -04 -02
Commissioner Pearson said at the time the HRA purchased these properties, they were looking at
maintaining the R -1 and putting the three homes in. But when you look at the area, if you had two
willing sellers that area would be better approved with scenario four and access onto Adolphus
Street. But it is hard for the commission to make a decision on anything until the commission
knows if there are willing sellers living in the other two homes. Another possibility would be to
develop those sites as four R -1S lots to get another house in there. In addition to the flooding,
there has been a problem with sewers being backed up that effected the resident's foundations
also. There was discussion of getting some type of a backup or check valve in place if the city was
going to purchase three more homes. He asked if there was anything different with the sewage
situation that would make a radical change by changing the grade?
Mr. Cavett said depending on the scenario that is chosen, one would be to extend a new main off
of Adolphus Street that would greatly reduce the problem that had occurred was on the sewer
service. The buildings would be raised and they would not have basements so that would
eliminate the problems that had occurred.
Commissioner Mueller said this site is in his backyard. On Adolphus Street is Western Hills Park
that is a nice park. Having the apartments and the double dwelling residential it seems to make a
lot of sense if the city can get the whole corner and make it all double dwelling residential,
apartments, or town homes. According to the newspaper article he cut out awhile back, it states
that people need rental property from $375 to $1,250 a month or homes below $125,000. Even
without a basement he doubts the city will be able to put a house in that area for under $125,000.
The city needs homes available for people that need them and this is the city's opportunity to
provide them. He will really be against this is somebody puts a home for $200,000 in there. If the
city is going to use this project for an appropriate way for the community he would hope that
whatever the city does that it be affordable to whomever comes in there to rent or buy.
Commissioner Trippler said he would agree that is extremely difficult to make any kind of
conclusion about how the commission should vote without knowing if 189 Larpenteur Avenue and
1701 Adolphus Street are interested or are willing to sell. He would recommend to staff and to the
city council that if they can get those two parties to be willing sellers at a reasonable cost to include
them in a broader development. Because that whole open space and the pond sits there, he
would think this would be an excellent opportunity to find a developer to come in and maximum the
number of units there. If he understands this correctly, any money that can be made on this
project can go back into the fund and that can be used to do this again some place else. If that is
the case and the city can make money on developing this and regenerate the fund than the city
can continue doing this same kind of treatment in areas that need it.
Chairperson Rossbach said his thought is that if the city cannot get both properties to get the
whole corner than it should stay as single - family homes. It would not be appropriate to leave one
house and have it be trapped by itself. When you take single - family residential and you turn it into
anything else, unless you are making it open space, it becomes the new outer tier and the next
homes that are subject to decay are the ones that sit in front. He feels that happens whether you
put in commercial or higher density residential. The current lots that the city has should stay as
single - family residential lots if the city cannot get the two other lots. He said he would be open to
making it an R -1 S scenario to get another house in there and help the fund out more that way. If
the city can get the two other homes his feelings would change a little bit because then you would
not be trapping any homes. He would like to stay away from the highest density and stick more
25
Planning Commission -3-
Minutes of 03 -04 -02
with twin homes or something along those lines. There is already a lot of density in that area and
the city does not have to pack the homes in.
Commissioner Dierich said she would agree with Mr. Rossbach. She would not like to trap any of
those two homes either. She would like to see lower density. Staff made a comment several
meetings ago that the City of Maplewood has met the housing density needs for Metropolitan
Council. She does feel that the city needs affordable housing but she does not want to see it
higher density. Affordable housing should also be nice for people to live in and not so high density.
She liked the number 4 plan that shows the driveway going out onto Adolphus Street with the six
units.
Commissioner Ledvina said he agrees with Mr. Rossbach if the city can get both lots and do a
development proposal. Scenario five is his choice but scenario four is also acceptable to him. He
would not like the units to back onto Larpenteur Avenue. He asked staff if the homes that exist are
a health hazard from the sewer backup etc.?
Mr. Roberts said the fire department has been using the homes for drills and once they are done
then the homes are coming down. Since these homes will not have basements they will be small
and not have a lot of square footage in them. Mr. Roberts, asked the commission to clarify if it was
the consensus of members to have the city pursue the two adjoining properties?
Chairperson Rossbach said to summarize, if the city cannot get the two properties that the city
should not pursue the higher density and would require that they stay with the single - family
residential arrangement. It sounds like members would not want to trap one of the houses in a
development. It sounded like there was varying thoughts if the city could get the two other homes
there was varying thoughts as to what the density would be but it seemed to be somewhat split
between the medium and the high density.
Chairperson Rossbach asked staff if there is no action needed right now because there is going to
be more discussion on this item correct?
Mr. Roberts said yes it will be discussed again, this was just a starting point for discussion.
Chairperson Rossbach said there was discussion about who should be grading these lots. His
thought is if the city does town homes, and the whole area is developed at once, the developer
should do it. If it is going to remain as single - family lots then the city should do the grading.
26
Attachment 9
MINUTES OF THE MAPLEWOOD HOUSING AND REDEVELOPMENT AUTHORITY
1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
TUESDAY, APRIL 9, 2002
7:00 P.M. CITY HALL
MAPLEWOOD ROOM
VI. UNFINISHED BUSINESS
a. Larpenteur Avenue Properties
Mr. Ekstrand said in 2001, Maplewood purchased three single - family homes on the northwest
corner of Larpenteur Avenue and Adolphus Street with funds from the city's Housing
Replacement Program. The homes had been flooded after the pond located to the north of the
properties overflowed during a rainstorm in April 2001.
The flooding caused a large amount of damage to these older homes. None of the properly
owners were eligible for flood insurance coverage through the League of Minnesota Cities
Insurance Trust or through their private insurance companies. The purchase of the three homes
by the city with the Housing Replacement Program funds helped cover some of the flooding
damage expense as well as addressed an older housing stock within the city that needed
upgrading.
Staff is now exploring several options for redevelopment of these properties. First, the city could
sell the lots for redevelopment of three new single - family homes; second, the city could rezone
the properties to a higher density for the development of townhouses; and third, the city could
purchase two adjacent lots allowing for a more comprehensive land use plan to include rezoning
all five properties to a higher density for the development of townhouses.
On July 23, 2001, the city council authorized the purchase of the properties, at 209, 211 and 215
Larpenteur Avenue with Housing Replacement funds.
Mr. Ekstrand said recently the city received a proposal for redevelopment for the three city -owned
lots by Lisa Brass of Welsh Companies and Terry Miller of T.J. Miller and Associates, Inc. The
development proposal includes an 11 -unit transitional housing program for woman (and their
children) released from the Minnesota Correctional Facility in Shakopee or the Challenge
Incarceration Program in Willow River.
The city has not actively marketed the three city -owned lots or asked for request for proposals for
redevelopment of the lots. This proposal was presented to the city after these two real estate
professionals became aware that the city purchased the lots for redevelopment. Such a
development would entail rezoning and amending the land use plan on the three lots to a higher
density and may also require a conditional use permit for a state licensed residential program.
This development proposal is included for discussion only.
On March 4, 2002, the planning commission reviewed the redevelopment options for the
Larpenteur Avenue properties. A majority of the planning commissioners agreed that
redevelopment of the three lots alone should be limited to single - family housing. However, if the
city was able to purchase one or both of the adjacent homes, the planning commissioners felt that
27
Housing and Redevelopment Authority -2-
Minutes of 04 -09 -02
rezoning the lots to a higher density would be a good redevelopment strategy. The planning
commissioners were split between the higher density redevelopment options.
Staff recommends the housing redevelopment authority make a recommendation on the
following items:
1. Should the city redevelop the properties with three single - family homes or redevelop the
properties with town homes?
2. Should the city negotiate the purchase of the properties at 189 Larpenteur Avenue and
1701 Adolphus Street to include in the redevelopment?
3. If the properties are developed for town homes, should the city rezone and amend the
land use classification for the properties from Single Dwelling Residential (R -1) to
Double Dwelling Residential (R -2)?
4. If the properties are developed for town homes, should the city rezone and amend the
land use classification for the properties from Single Dwelling Residential (R -1) to
Multiple Dwelling Residential - Medium (R -3M) to allow for 6 units per acre?
5. Should the city pursue other redevelopment options as seen in the Glory House
redevelopment proposal?
Commissioner Connelly asked staff if the original homeowners received any insurance money
from the flooding and did the city receive any insurance money?
Ms. Coleman said the League of Minnesota Cities would not claim any responsibility or pay out
any money to the homeowners and that is why the city stepped up. The city did not receive any
insurance money either. The city has a lot invested in this project and there is potential there with
the pond in the back. The residents at 1701 Adolphus Street are willing to sell and Ms. Coleman
has a meeting with the resident at 189 Larpenteur Avenue on April 12, 2002 to see if they are
interested in selling. If the city can get the other two residents to sell to the city this would make
for a better scenario for a development. The three homes the city purchased on Larpenteur
Avenue have been demolished.
Commissioner Connelly said he votes to eliminate the Glory House proposition for women out of
prison. This would be a tax - exempt building and the city wants to maximize the city's return on
their money to continue this program of buying properties and replenishing funds. The city would
get more money from having a townhouse, development rather than three single - family homes.
Chairperson Fischer stated that the planning commission voted that if the city had only the three
lots they would be better off building three single - family homes.
Commissioner Connelly asked staff if they knew how much the other two lots would sell for?
Ms. Coleman said no she did not.
Commissioner Ulrich asked staff if they knew what the accessed value was?
Ms. Coleman said no she did not and staff should check into that but she did know that the home
at 1701 Adolphus Street was recently appraised because the homeowners took out a second
mortgage and it was appraised at $160,000.
28
Housing and Redevelopment Authority -3-
Minutes of 04 -09 -02
Commissioner Pearson asked staff if the homeowners paid for their own appraisal or did the city?
Ms. Coleman said the city paid for the appraisals. Someone from the real estate community
needs to work with staff and go out and look at the lots and give the city some idea of the value of
the lots, which would be helpful in marketing the area.
Commissioner Ulrich asked staff if the city would do the townhouse scenario would the city make
one of the units a habitat- for - humanity home?
Ms. Coleman asked if habitat gets involved with townhouses?
Commissioner Ulrich said yes they do. She said the developer builds the exterior and the
homeowner and or volunteers build the interior.
Ms. Coleman said that is definitely something for the city to consider and that will be done at the
Mogren property across the street from the city. Part of her thinks it is an excellent idea and the
other thinks the city needs to capitalize on this project and get the money they can to keep the
fund going.
Chairperson Fischer asked if any of the commission members have a problem with putting town
homes on this property if the city can purchase the other two lots?
Commissioner Ulrich said she thinks it would fit nicely in the community.
Chairperson Fischer said she thinks the town houses would go nicely too without being
overwhelming.
Commissioner Connelly said the whole idea of this project is to make some more money to put
back into the fund and town homes would be the way to go. He asked staff if the city would have
to do anything in the back of the properties where the pond is?
Ms. Coleman said yes.
Mr. Ekstrand said with the three lots there is room to have six units based on lot measurement
that would be three two -unit buildings.
Commission members agree the city wants to maximize the return from the lots purchased. If the
city can get the other two lots members agree that town homes would be acceptable and if the
city cannot purchase the remaining two lots then the city should go with twin homes on the three
lots.
Commissioner Pearson moved that the housing redevelopment authority recommend to the city
council that the city maximize their return from the lots purchased. If the city can purchase the
other two remaining lots then a town home development would be acceptable. If the city cannot
purchase the remaining two lots then the city should develop twin homes on the three lots.
Commissioner Connelly seconded. Ayes — Connelly, Fischer, Pearson, Ulrich
29
Housing and Redevelopment Authority Minutes of 04 -09 -02
The motion carried.
Ms. Coleman said staff will come back to the HRA with this item again for discussion.
30