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HomeMy WebLinkAbout2006 11-13 500 CMWAGENDA CITY COUNCIL/MANAGER WORKSHOP Monday, November 13, 2006 Council Chambers, City Hall 5:00 p.m. A. CALL TO ORDER B. ROLL CALL C. APPROVAL OF AGENDA D. UNFINISHED BUSINESS Gladstone Area Redevelopment E. ADJOURNMENT Agenda Item D1 TO: Greg Copeland, Interim City Manager FROM: Chuck Ahl, Director of Public Works /City Engineer SUBJECT: Gladstone Area Redevelopment, City Project 04 -21, Workshop to Review Final Revisions to Master Plan DATE: November 2, 2006 INTRODUCTION On June 26, July 10, July 12, and October 16, 2006, the city council discussed the various phases of Gladstone Neighborhood Redevelopment Project and Plan. We have scheduled a couple of hours to review the overall Master Plan and Council comments. We have updated the original comment spreadsheet (attached) which summarized the comments previously from the mayor and city council regarding the Master Plan. The areas marked for additional discussion in the Council Action area are the areas where the Council did not conclude their debate. We also have attached a working copy of the Master Plan where the Project Consultant, Brad Schieb, has noted the areas of changes to provide a final copy. We were in the process of preparing a new document, but thought the Council may wish to work directly on the drafting copy at this stage of discussion. Our intent, is that this workshop shall provide the final direction to staff and consultants for the Master Plan. We will proceed from this meeting to finalize the document and return the final copy to the City Council at their regular meeting of December 11 for final adoption. DISCUSSION The attached working document includes staff thoughts on revisions and new wording to accomplish the project goals established by the Council in their July 12 resolution. We have attempted to identify each of the issues and items of concern. The Master Plan should be considered as a baseline guide for future consideration within the project area, not as a mandate to do anything. We have been attempting since November 2005 to prepare the plan with the flexibility to allow the Council and future Councils to adapt to development trends and Council priorities and still maintain a consistency within the area. This issue of expectations of the Plan might be a topic for the workshop discussion. The following is a summary of the city council's final guiding decisions to the Gladstone Neighborhood Master Plan (Most of these changes were also noted in the council's July 12, 2006 resolution to "provide direction and authorization to submit a livable communities' grant application to the Metropolitan Council.): Business Retention Work with Gladstone businesses to encourage them to remain in the neighborhood after redevelopment begins. Do so by promoting loans and grants available for business owners. Development on the Savanna Do not allow any building development —only natural development with minimal historic public structures. Improvements to the Savanna should be one of the first public improvements made in the neighborhood Efforts should be made to explore conservation easements or other legal forms to protect this parcel for future generations and until such protections are in place, no sale of Savanna or park land shall occur as part of the Gladstone project. Savanna Improvements Only natural improvements should be allowed. This includes savanna restoration as a natural open space. Flicek Park Improvements Make limited changes to Flicek Park Any changes to Flicek Park will be enacted by the council based upon recommendations of the parks commission and park - planning staff. Culvert 1 Bebo Improvements Modify the plan so that it includes other options for a pedestrianlstorm water system in this area including enhanced pedestrian and bicycle safety at the roundabout and trail intersections. The bebo should be considered optional for consideration later and is not specifically included as part of the overall project plan. Density The allowed density shall be a maximum of 650 housing units. This can only be achieved based on a system of to- be- established density bonuses and project goals. The minimum density established shall be based upon the existing land -use and zoning within the area. The density bonuses and project goals shall focus on providing credits to developments which provide increased Senior Housing, Senior Assisted Living Housing, Accessible Senior Housing, Underground Parking and green building construction as the primary target focus points. Buildinq Height Issues In general, lower buildings are required when they are closer to the street. They can go higher as the building mass is further set back, up to four stories, Buildinq Setback, Massing and Scale Issues Identical to building height criteria — buildings with greater mass should be set further back to be less imposing from street view. Care should be taken to "blend" the scale of the new buildings with the existing. Power Line Burial Support for the burial of power lines at a reduced cost or alternative financing methods 2 Eminent Domain There is no support for the use of eminent domain to achieve project goals Level of Public Improvements –Frost Avenue Imorovernent The likely investment will range to a maximum of $14 million to $15 million in public installed improvements, although efforts shall be explored to have the developers install as much of the infrastructure as practical. The goals shall include reduction or removal from the Master Plan in the amount of center median along Frost Avenue, using trees to create a colonnade along Frost Avenue and making Frost Avenue narrower by use of restriping. Limited use of irrigation systems is encouraged. Use of Tax Increment Financing The goals of the project shall be to limit or eliminate the use of Tax Increment Financing. The Phase I – Gladstone project improvements shall be explored with a goal of using zero Tax Increment Financing. The direction shall be to explore alternative financing through grants and development contributions through assessment and project payments. Level of Public Improvements — Roundabout at East Shore Drive The Roundabout at Frost Avenue and East Shore Drive should be explored further to see if other alternatives might be more effective. The priority for improvements shall be Savanna upgrades. Phase I of the Gladstone project shall focus improvements on the western end of the project area and shall include improvement to the transportation and drainage components of the project. This shall include exploration of improvements to bus service within the area, the installation of improvements to facilitate the construction of bus shelters, a possible roundabout at Frost Avenue and East Shore Drive, improvements to the TH 61 and Frost intersection, area trail connections and improvements, the existing Frost Avenue bridge and the drainage Improvements on the western end of the project, along with possible Savanna improvements. The value of these improvements is hereby authorized up to a maximum of $2.5 million. The City Engineer is hereby directed to prepare a feasibility analysis of a project to this amount. Garden City Concept This was an earlier concept that was generated from neighborhood workshops. This was later dropped as a development concept since it was not found to be financially feasible. Development Strateaies The council decided to wait for developers to drive the redevelopment efforts in Gladstone. This is happening presently with the Phase I development efforts with the pending proposal by DABAR Companies, Inc. who are proposing to redevelop the St. Paul Tourist Cabins property with seniors housing. WT1r4!W-'TCMRMU WE The council decided not to buy -out property owners for land assemblage Housing Issues Priorities of the Master Plan should be the creation of sustainable development or green - building practices. The development of senior - accessible housing is also a top priority. DISCUSSION At the October 16, 2006 worksession, the City Council requested additional information on the following items (staff response in italics): 1. What is the density of existing multi- family housing units within the City and will we exceed those levels with the proposed Tourist Cabin site development? Staff will provide additional information for distribution at the workshop. The maximum density within the current land -use and zoning code does not provide levels that would allow the plan proposed for the Tourist Cabin site. Upgrades to the code will be required to allow that project to proceed. Those upgrades are underway for Council consideration in early 2007. 2. What is the breakdown of the $30,000 spent to date on the Gladstone project? The following expenditures have been authorized for the project: • Kimley -Horn - $21,200 budgeted (grant)= $12,000 incurred to date • SEH - $12,000 budgeted (storm water)= $10,000 incurred to date • HKGI - $6,000 budgeted (Master Plan /Ordinance) _ $ 4,000 incurred to date • Staff planning and engineering - $3,000 budgeted = $ 2,000 incurred to date • Springsted (financial plan) - $5,000 budgeted = $ 2,000 incurred to date • TOTAL $47,200 budgeted = $30,000 incurred to date 3. Can the City use a combination of Tax Abatement versus Tax Increment Financing, possibly a 50150 split? Paul Steinman (Springsted) and Mary Ippel (Briggs & Morgan) have reviewed this and provided the following comment: "a property cannot be generating tax increment and tax abatement at the same time. You're either going to be putting the property in a TIF district and generating increment, OR using tax abatement from the site as an incentive to the developer. " 4. Is the Draft Master Plan in pdf format? The document from November 2005 is available on the website in PDF. The current revisions will be updated as the Council changes are noted. 4 5. If there is no TIF or tax abatement for redevelopment — will it Impact the Grant? We are making a commitment to the Metropolitan Council if they submit funds to the City that the City will follow through and implement the project. The Council can decide on how to implement the project, however, staff has indicated to the Metropolitan Council that TIF is a tool that will be considered and staff is strongly suggesting that TIF will be necessary to accomplish the project goals. Other alternatives will be explored throughout the implementation process. 6. What are the obligations of owner /developer on St. Paul Tourist Cabin site? The City Attorney has provided the Council a memo on this issue. RECOMMENDATIONS The Council should continue their discussions on the Master Plan comments spreadsheet. Brad Scheib of the Hoisington Koegler Group, Inc., the city's planning consultant on the Gladstone redevelopment study, will review revisions to the Redevelopment Plan. Staff will be present to assist the Council as well. Direction on revisions should be made so that the Master Plan can be finalized. Attachment: 1. Gladstone Master Plan — Working Document 2. Gladstone - Council- Comments Spreadsheet 5 U co Cl) L. Q L . CL Qv c wa 0 O v ra x _ u aa , x x w ® — — J Qv c wa 0 O 1 f T _a. v ..• �w v. �. y „ F w. n • .t '�: F `" � P f. r" a+ xis ,-.., :.+. v + .n+ v r m w v ri uM ....a � ✓ { ...... -- .® s x• �— -- .... ..� f. . .... ... w � «.. ... .,. »..�. .tea ° v..; v f. 1k; i tr { .t 14 1 C. Ln r. C. Ln I 9 N r• .-. .»»a we m .... .. ,_ ;.^ .ram M' r� �.:. ? ..•°� 4 .M J u +ww m Ll Y Y ru ..... 1. �. }: tz r. 0 ' ' in 0 s`. 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Kathy: did not comment loans and grants available for business owners- 4-31 Development on the Savanna The Master Plan explains that the Mayor: remove consideration of development on the Savanna Do not allow any building development—only natural development with minimal historic public 4 -61 option was explored and is not Rebecca: remove consideration structures. improvements to the Savanna of development on the Savanna, should be one of the first public improvements made in the neighborhood Efforts should be Will remove consideration of made to explore conservation easements or 4 -11 1 recommended; but should be kept development on the Savanna, other legal forms to protect this parcel for future generations and until such protections are in Erik: did not comment, place, no sale of Savanna or park land shall 4 -12 as a future consideration. Kathy: did not comment occur as part of the Gladstone project. 4 -1 Savanna Improvements Investment in the Savanna is Mayor: Investment should be at the Bartol plan level, Savanna and recommended to be at $2.5 million should serve as an ecological setaside area 4 -2 in the Master Plan. Various Rebecca: did not comment , Will could limit historic and and improvement levels have been educational opportunities by not constructing kiosks/bulletins, 4 -3 studied. The sketch on page 4 -12 Erik: needs a trail to connnect to existing network. In future, should be done as a cleaned up and illustrates a potential concept that natural area. Let Mother Nature be custodian and stop trying to 4 -11 was developed to help visualize manage the site: Kathy: important component of and what an investment of $2.5 million plan that should be mostly Only natural improvements should be allowed. determined by Parks Comm., This includes savanna restoration as a natural 4 -12 1 lwould likely acheive. 1 Open Space Board and staff. I open space. GLADSTONE COUNCIL COMMENTS 4 -2 Flicek Park Improvements The Master Plan proposes to Mayor: keep both fields Make limited changes to Flicek Park. Any remove the two ballfields at Flicek Rebecca: keep both fields, changes to Flicek Park will be enacted by and Will did not comment; the council based upon recommendations of Park and create a natural area for Erik: did not comment; the parks commission and park - planning 4 -12 gathering and play. Kathy: did not comment staff. 0 -3 1 Culvert t Bebo Improvements The Master Plan identifies a bridge i Mayor: no bebo Modify the plan so that it includes other 4 -21 bebo structure to provide drainage Rebecca: no bebo ; options for a pedestrianlstorm water system in this area including enhanced pedestrian 4-6/ and pedestrian movements under Will did not comment, and bicycle safety at the roundabout and trail intersections. The bebo should be 4 -101 Frost between the Savanna and Erik: no bebo; considered optional for consideration later and is not specifically included as part of the 5 -3 Flicek Park. Kathy: did not comment overall project plan. 4 -3 to Density Issues The Master Plan calls for density Mayor: reduce the max to 10 -20 levels up to a 20 to 30 units per acre units per acre, similar to Cardinal range in mixed use and single to Pointe or Carefree Cottages: The allowed densit y shall be a maximum of also recommends reductions in 650 housing units. This can only be multiple dwelling areas. The total other development areas achieved based on a system of to -be- within the Master Plan includes Rebecca: leave zoning open to established density bonuses and project levels such that the maximum allow market to determine ; goals. The minimum density established Will did not comment: shall be based upon the existing land -use number of new units would approach Erik: the entire development and zoning within the area. The density 800 units. The Bartol plan, which is should be limited to a total of bonuses and project goals shall focus on providing credits to developments which not referenced in the Master Plan, 660 to 650 units; provide increased Senior Housing, Senior proposes 490 units. A compromise Kathy: density must be sufficient Assisted Living Housing, Accessible Senior to support the needed public Housing, Underground Parking and green approach of 600 -650 units has been improvements and desired building construction as the primary target 4-5 discussed. amenities focus points. 4 -5 Building Height Issues The Master Plan identifies the Mayor: 3 -story max possibility of up to 4- and 5 -story Rebecca: 3 story max ; In general, lower buildings are required Will did not comment, when they are closer to the street. They buildings as part of high density Erik: 3 -story max: can go higher as the building mass is further residential proposals . Kathy: did not comment set back, up to four stories- 4-15 Building Setback, Massing and The Master Plan proposes to orient Mayor: 25 -feet from curb Rebecca: does not support, Identical to building height Will increase for 4 -story bidgs; criteria — buildings with greater mass should buildings close to roadways to Erik: increased for 3 -story bldg; be set further back to be less imposing from Kathy: use staff expertise and street view. Care should be taken to `blend" industry standards to guide site the scale of the new buildings with the scale Issues promote pedestrian movements. plan details existing. GLADSTONE COUNCIL COMMENTS 4 -9 Power Line Burial The Master Plan calls for burial of Mayor: reduce to Bartol Plan power lines on Frost Avenue from level, may explore Xcel financing East Shore Drive to Hazelwood and Rebecca: low priority, Support for the burial of power lines at a along English Street from the Will could be limited in scope; reduced cost and in a reduced coverage Gateway Trail to south of Ripley Erik: did not comment, area. Alternative financing methods need to Avenue. Kathy: did not comment be explored. 5 -2 Eminent Domain The Master Plan proposes to use Mayor: does not support use Rebecca: did not comment , Will did not comment, Erik: did not comment, There is no support for the use of eminent Eminent Domain as a last resort. Kathy: did not comment domain to achieve p roject goals. 4 -7 Level of Public Improvements - The Master Plan proposes to reduce Mayor: does not support concept The likely investment will range to a maximum of $14 million to $15 million in Rebecca: does not support public installed improvements, although efforts shall be explored to have the Frost Avenue by placing a median in developers install as much of the concept, infrastructure as practical. The goats shall include reduction or removal from the Will did not comment; Master Plan in the amount of center median the center and creating parking bays along Frost Avenue, using trees to create a colonnade along Frost Avenue and making Erik: did not comment; Frost Avenue narrower by use of restriping. Limited use of irrigation systems is Frost Avenue Improvement along both sides. Kathy: did not comment encouraged. 4 -7 Level of Public Improvements - The Master Plan proposes to Mayor: low priority /concern with construct a new roundabout at Frost hill /access for Tourist Cabin site Rebecca: explore other options , The Roundabout at Frost Avenue and East Roundabout at East Shore and East Shore Drive to help safety Shore Drive should be explored further to and to create an entry to the Will did not comment; : see if other alternatives might be more Erik: must be larger, effective. The priority for improvements Drive redevelopment- Kathy: did not comment shall be Savanna upgrades. 5 -7 TO Use of TIF The Plan provides that TIF financing Mayor: change plan to consider and limit to 10 years Discussion Item: The use of TIF is a Rebecca: Should limit use of concept that should be explored in further TIF; Will: did not comment; detail to provide clear benefits to the Erik: No TIF for Tourist Cabins: development goals and concepts. The TIF must be clear need in remainder, must provide benefit to the public and not needs to be limited, unduly burden the city or other tax payers in 5 -8 s the ma or source of revenue. Kathy: did not comment the community. GLADSTONE COUNCIL COMMENTS 1 -6 Garden City Concept Modified Plan wtno irrigation, no Mayor: explore the idea bebo, restripe Frost to create Rebecca: did not comment , Discussion Item: This was an earlier Will did not comment, concept that was generated from parking, no through street at neighborhood workshops. This was later Erik: did not comment; dropped as a development concept since it Edward; buried pow er lines Kathy: did not comment was not found to be financially feasible. 4 -18 Development Strategies The Master Plan identifies possible Mayor: identifies a number of areas that need to be revised or strategies for development in improved, with a specific emphasis on the Village Concept Discussion Item: The process shall be to various areas, including the Tourist Rebecca: provides suggestions wait for developers to drive the to for senior accessible housing redevelopment efforts in Gladstone. This is and comments on areas that happening presently with the Phase I Cabins, Maplewood Marine, Frost should not be considered for development efforts with the pending development. proposal by DAKAR Companies, Inc. who Avenue North and South, and Will did not comment, are proposing to redevelop the St. Paul Erik: did not comment; Tourist Cabins property with seniors 4 -22 English Street North and South. Kathy: did not comment housing. 5-4 Land Acquisition The Master Plan suggests that the Mayor: do not sell for less Rebecca: did not comment , City should participate only with a Will: did not comment, Erik: if businesses want out, city willing seller and for assembly of could acquire to assist with land Discussion Item: There is no support for assembly; the City to buy -out property owners for land lands. Kathy did not comment assembla e. 4 -1 Housing Issues Sustainable Development is a Mayor: should be a priority priority of the Master Plan. A focus Rebecca: should be a priority Discussion Item: Priorities of the Master Will did not comment, Plan should be the creation of sustainable on Senior - Accessible Housing could Erik: did development or green - building practices. not comment; The development of senior- accessible be considered a top priority. Kathy: did not comment housing is also a top priority. OTHER POSSIBLE ISSUES TO BE DISCUSSED: 4 -13 Gloster Park Improvements Gloster Park is proposed for trails Discussion Item : Gloster Park shall be incorporated into the Plan as a part of the storm water system and an extension l expansion of and a tot lot and child play area. the Open Space. GLADSTONE COUNCIL COMMENTS 4 -14 Development Character Parking and Green Space Discussion Item: The development character Requirements can be specified in should have a distinctive green t environmental approach. All designs should be reviewed by future planning documents the City De s1 n Review Board- 4-13 Environmental Cleanup Areas within the project area have Mayor Longrie indicates the need for more information to Discussion item: Phase 11 analysis should included for ali areas of environmental concern 5 -5 the potential to need cleanup. identify these areas. and should be a p ronty for the improvements. 4 -2 Sidewalks The plan is to install sidewalks on Discussion Item: Sidewalks are a priority and both sides of Frost and English should be included and coordinated with all Streets. development proposals. 4 -2 Linden Hills reference Linden Hills is listed as an example Mayor Longrie indicated concern Discussion Item: The reference to Linden area for Gladstone. with this. Hills should be removed. 4 -5 Statistics used on development. The consultant identified some Mayor Longrie indicated concern studies used to justify Discussion Item: No specific changes have redevelopment approaches. with this. been made. 4 -6 Development Concept A number of areas are shown for Mayor Longrie provided photos Discussion Item: Various concepts are and thoughts on alternatives for possible and should be individually reviewed as development. discussion. p art of development prop osals. 4 -6t4- Bowling Alley Underground The concepts suggest exploring the Mayor Longrie and Rebecca Discussion item: The concept of an underground bowling alley should be possibility of locating the Bowling considered if found feasible as part of a development proposal. The City will not 10 Alley Underground. questioned this approach. actively pursue this concept. 4 -9 Stormwater concepts The plan identifies the need for the Mayor Longrie suggests some Discussion Item: Major improvements to the storm water drainage systems are required to meet the goals of the City and the non - degradation requirements required for the area to improve storm water quality. concerns and suggestions. cleanup of Round and Phalen Lakes. 4 -13 Environmental Cleanup The plan identifies the concept of Mayor: explore the idea the cleanup of brownfields and Rebecca: no comment. Discussion item: This concept will be Will no comment; developed as the process evolves and further placing protective measures for the Erik: no comment, environmental documentation and investigation future use of the site. Kath y: no comment I identify solutions and concerns.