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HomeMy WebLinkAbout2013-09-17 PC Packet AGENDA MAPLEWOOD PLANNING COMMISSION Tuesday,September 17, 2013 7:00PM City Hall Council Chambers 1830 County Road B East 1. Call to Order 2. Roll Call 3. Approval of Agenda 4. Approval of Minutes a.August 20,2013 5.Public Hearings a.7:00 p.m. or later: 6.New Business a.Approval of Selling Excess City-Owned Real Property Policy b.Approval of Sale of City-Owned Real Property, Castle Avenue and Van Dyke Street 7.Unfinished Business 8.Visitor Presentations 9.Commission Presentations a.Commission representation for the August 26, 2013 city council meeting. Commissioner Arbucklewasscheduled to attend. The itemsfor review werethe proposed land use plan and zoning changes for Tyrys Land Company and the Bruentrup Farm parking lot expansion. b.Commission presentation for the September 10, 2013 city council meeting. Items discussed were the proposed warehousing amendment to the business commercial zoning district and the Hill Murray School conditional use permit revision. 10.Staff Presentations 11.Adjournment DRAFT MINUTESOF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA TUESDAY, AUGUST 20,2013 1.CALL TO ORDER A meeting of the Commissionwas held in the City Hall Council Chambers and was called to order at 7:00p.m.by Acting Chairperson Arbuckle. 2.ROLL CALL Paul Arbuckle, CommissionerPresent Al Bierbaum, CommissionerPresent Absent Tushar Desai,Chairperson John Donofrio, CommissionerAbsent Absent Larry Durand, Commissioner Lorraine Fischer, CommissionerPresent Allan Ige, CommissionerPresent Bill Kempe, CommissionerPresent Dale Trippler, CommissionerPresent Staff Present: Tom Ekstrand, Senior Planner Melinda Coleman, Assistant City Manager Senior Planner, Ekstrand introduced AssistantCity Manager, Melinda Coleman to the planning commission members and welcomed her to the meeting. 3.APPROVAL OF AGENDA CommissionerTripplermoved to approve the agenda as submitted. Seconded by CommissionerIge.Ayes –All The motion passed. 4.APPROVAL OF MINUTES CommissionerKempemoved to approve theJuly 16,2013, PCminutes as submitted. Seconded by CommissionerTrippler.Ayes –Acting Chairperson Arbuckle, Commissioners Bierbaum, Donofrio, Ige, Kempe & Trippler Abstention–Commissioner Fischer The motion passed. 5.PUBLIC HEARING a.7:00 p.m. or later: St Clair Hills Land Use Plan Amendment and Rezoning Request, Carver Avenue and Sterling Street for Tyrus Land Company. August 20, 2013 1 Planning CommissionMeetingMinutes i.Senior Planner, Tom Ekstrand gave the report and answered questions of the commission. ii.Developer Jamie Jensen, Tyrus Land Company addressed the commission via Skypeon the computer and answered questions the commission had for him. Acting Chairperson Arbuckle opened the public hearing. 1.Jim Kerrigan, 2620 Carver Avenue, Maplewood addressed the commission for the public hearingand spoke in opposition to the applicant’s requests. Acting Chairperson Arbuckle closed the public hearing. deny Commissioner Trippler moved to the requested land use plan amendment from R/LDR (rural/low density residential) to LDR (low density residential) for a single-dwelling development proposal located at the southeasterly corner of Sterling Street and Carver Avenue. This recommendation for denial is based on the following reasons: a.The city council guided the subject properties as R/LDR on January 25, 2010, with the intention of limiting development impact and housing density in order to preserve and enhance the ecological and aesthetic character of the property. b.Nothing has changed in the neighborhood or on these properties which would warrant changing their land use designation to a higher density. c.Reclassifying the subject properties to LDR, a higher density, would create an inconsistency betweenthese parcels and the surrounding acreage which is also guided R/LDR in the comprehensive plan like the subject properties. d.A guiding principle of the land use plan is that “whenever possible, changes in types of land use should occur so that similar uses front on the same street or at borders of areas separated by major man-made or natural barriers.” A change to the land use plan to a higher density would be contrary to this objective. deny Commissioner Trippler moved to the requested rezoning from R1R (rural conservation dwelling district) to R1 (single dwelling) for the development proposal located at the southeasterly corner of Sterling Street and Carver Avenue. This recommendation for denial is based on the following reasons: a.The city council zonedthe subject properties as R1R (rural conservation dwelling district) with the intention of limiting development impact and housing density in order to preserve and enhance the ecological and aesthetic character of the property. Rezoning this land to R1 (single dwelling residential) would be contrary to that goal and eliminate the intended environmental controls. b.Nothing has changed in the neighborhood or on these properties which would warrant rezoning this property to allow a higher density. Seconded by Commissioner Bierbaum.Ayes –All The motion passed. This item will be heard by the city council August 26, 2013. August 20, 2013 2 Planning CommissionMeetingMinutes b.7:00 p.m. or later: Conditional Use Permit Revision for the Parking Lot Expansion at the Bruentrup Heritage Farm, 2170 County Road D. i.Senior Planner, Tom Ekstrand gave the report and answered questions of the commission. ii.Bob Jensen, President, Maplewood Historical Society, 1808 Burr Street, Maplewood, addressed and answered questions of the commission. Acting Chairperson Arbuckle openedthe public hearing Nobody came forward to address the commission regarding the public hearing. Acting Chairperson Arbuckle closed the public hearing. Commissioner Bierbaummoved to approvethe conditional use permit revision resolution for the Bruentrup Farm, located at 2170 County Road D East, to allow the addition of a 24-stall reinforced turf parking lot for overflow parking lot. Approval is based on the findings required by ordinance and subject to the following conditions (Additions are underlined): 1.Repeat this review in two years if the city has not issued a building permit for this project. 2.Before the city issues a building permit, the city engineer shall complete the necessary grading, drainage, utility and erosion control plans. 3.The applicant or contractor shall complete the following before occupying the buildings: a.Replace property irons that are removed because of this construction. b.Install reflectorized stop signs at all exits, a handicap-parking sign for each handicap- parking space andan address on the building. c.Construct a trash dumpster enclosure for any outside trash containers. The enclosures must be 100 percent opaque, match the color of the buildings and have a closeable gate that extends to the ground. If the trash container is not visible to the public it does not have to be screened. d.Install site-security lighting as required by the code. The light source, including the lens covering the bulb, shall be concealed so the light source is not visible and so it does not cause any nuisance to drivers or neighbors. 4.If any required work is not done, the city may allow temporary occupancy if the city determines that the work is not essential to the public health, safety or welfare. 5.All work shall follow the approved plans. The director of community development may approve minor changes. 6.Update the January 2008 Bruentrup Heritage Farm Master Plan to include correct site size, site conditions, parking references, and purpose and intent of uses including any large non- historical fundraising events. 7.When the parking lot located east of the site cannot accommodate parking for an event (i.e., events where there are more than 84 people based on 4 people per vehicle in the 21 space parking lot located to the east of the site) the society must supply offsite parking to accommodate the events. 8.Off-site parking at Salvation Army (78 parking spaces at 2080 Woodlynn Avenue): August 20, 2013 3 Planning CommissionMeetingMinutes a.The society must supply the city with a signed parking agreement between the society and the owners of the Salvation Army for the use of the parking lot. b.Transportation of guests in a wagon pulled by a tractor to and from the Salvation Army parking lot (Woodlynn Avenue) on a trail through the Prairie Farm Neighborhood Preserve is only allowed during daytime hours. c.The society must ensure safe pedestrian crossing at the intersection of Woodlynn Avenue and Ariel Street for visitors parking in the Salvation Army parking lot. Safe pedestrian crossing can involve temporary signs or crossing guards. 9.Off-site parking at HarborPointe (278 parking spaces at 2079 to 2127 County Road D): a.The society must supply the city with a signed parking agreement between the society and the owners of Harbor Pointe which allows the use of this parking lot. b.The society must ensure safe pedestrian crossing at the intersection of County Road D and Ariel Street for visitors parking in the Harbor Pointe parking lot. Safe pedestrian crossing can involve temporary signs or crossing guards. 10.Any large scale music proposed for any event on the site (such as DJs and bands) should be limited to inside the barn. 11.Use of the farm must comply with the city’s noise ordinance which requires that no disturbing noises be generated before 7 a.m. and after 7 p.m. 12.The society will work with Maplewood city staff to coordinate the management of the oak savanna located west of the entry drive within the Bruentrup Heritage Farm site with the intent of continuing to manage that portion of the site as oak savanna. 13.The barn must be posted with a maximum occupancy of 290 people. Conditions Which Apply to the Subleasing of the Site by the Society for Large Non-Historical Fundraising Events: 14.Subleased large non-historical fundraising events are allowed six times per year. 15.Subleased large non-historical events are allowed from 10 a.m. to 10 p.m. 16.Parking for subleased large non-historical fundraising events in which alcohol will be served is limited to the parking lot on the east side of the site and the Harbor Pointe parking lot located about a block west of the site on the north side of County Road D. 17.Maximum number of occupants allowed on site for large non-historical fundraising events in which alcohol will be served is limited to 290 people. 18.Appropriate liquor licenses must be obtained prior to serving alcohol on the site. 19.The society must obtain the appropriate liability coverage for large non-historical fundraising events which holds the city harmless. 20.A rental agreement must be approved by the city which dictates hours of use, maximum number of people, located of parking, etc. August 20, 2013 4 Planning CommissionMeetingMinutes Conditions Relative to the Proposed Reinforced-Turf Parking Plan: 21.The site and landscaping plan dated July 17, 2013, showing the proposed turf parking plan is approved. 22.Minor revisions may be approved by staff. 23.Construction shall begin on the proposed turf parking lot within one year or this approval shall end. The city council may extend this approval for one additional year. 24.The city engineer, police chief and fire chief shall review the plans, as required by ordinance, before construction on the turf parking lot can begin. 25.Screening must be provided, as proposed, to buffer the proposed parking lot from the neighbor to the east. This screening shall be completed before the parking lot may be used, unless the applicant provides escrow to guarantee its completion. Escrow shall be, as is typically required, in the amount of 150 percent of the cost of installing the landscaping. Seconded by Commissioner Ige.Ayes –Commissioner’s Bierbaum, Donofrio, Durand, Fischer, Ige, Kempe, & Trippler Abstention–Acting Chairperson Arbuckle The motion passed. This item goes to the city council August 26, 2013. c.7:00 p.m. or later: Conditional Use Permit Revision for the New Tennis Courts at Hill Murray High School, 2625 Larpenteur Avenue. i.Senior Planner, Tom Ekstrand gave the report and answered questions of the commission. ii.Maplewood Civil Engineer, Jon Jarosch, answered questions of the commission. iii.Director of Facilities and Enrollment, Hill Murray School, Bill Schafhauser and architect Larry Warber addressed and answered questions of the commission. Acting Chairperson Arbuckle opened the public hearing Nobody came forward to address the commission for the public hearing. Acting Chairperson Arbuckle closed the public hearing. Commissioner Trippler moved to approvethe resolution in the staff report. This resolution approves revisions for the conditional use permit for Hill Murray School and tennis facilities at 2625 Larpenteur Avenue East. The city bases this approval on the findings required by ordinance. Approval is based on the findings required by the code and subject to the following conditions (deletions are crossed out and additions are underlined): 1.All construction shall follow the plans date-stamped July 29, 2013as noted below: a.For the athletic fields, follow the plans date-stamped March 6, 1998. b.For the school and parking lot addition, follow the plans date-stamped May 19, 1989. August 20, 2013 5 Planning CommissionMeetingMinutes c.For the chapel addition, follow the plans date-stamped October 1, 2001. d.For the field house, follow the plans dated June 28, 2006. These plans shall meet all the conditions and changes required by the city engineering department. The interimdirector of community development may approve minor changes. 2.The proposed construction for the tennis court complex field house addition must be substantially started within one year of council approval or the permit revision shall end. The council may extend this deadline for one year. 3.The city council shall review this permit annually to monitor the traffic and the parking situations related to the use of the athletic fields. 4.Any new lights shall be installed to meet the city code. This requires that they be screened or aimed so they do not cause any light-glare problems on streets or residential properties. 5.Post and maintain signs on the edge of the wetland-protection buffer prohibiting any building, mowing, cutting, filling or dumping within the buffer. Wetland buffer signs in the mowed area shall be placed at the edge of the lawn. 6.That portion of the proposed waling/running path that is within 50 feet of the wetland shall be built with a pervious material. 7.Ensure that all bleachers and dugouts are at least 30 feet from the Sterling Street and Larpenteur Avenue right-of-ways. 8.The city may require the applicant to plant 30 native species of trees for screening between the playing fields and the homes on Knoll Circle, as may be determined at a future hearing on the conditional use permit. 9.The school shall prepare for city approval a turf management plan for the athletic fields. This plan shall include the mowing, watering and fertilizing practices that the school will follow in the care of their athletic fields and grounds. The school shall prepare and follow the plan so the practices will minimize the impact of the storm water runoff on the nearby wetlands. 10.Submit a grading and drainage plan for watershed district approval to provide sedimentation control at the storm water discharge point before itdumps into the south wetland area. Seconded by Commissioner Ige.Ayes –All The motion passed. This item goes to the city council September 9, 2013. 6.NEW BUSINESS a.Ordinance Amendment for Warehousing in BC (business commercial) districts. i.Senior Planner, Tom Ekstrand gave the report and answered questions of the commission. ii.President U-Haul, Bill Piette, 9890 Highway 65, Blaine, addressed and answered questions of the commission. August 20, 2013 6 Planning CommissionMeetingMinutes Commissioner Trippler moved to approvethe resolution amending Section 44-512 (4) to allow warehousing in BC (business commercial) districts by conditional use permit. Seconded by Commissioner Kempe.Ayes -All The motion passed. Commissioner Donofriomoved that the commission is in support of the parking variance as discussed at the August 20, 2013, Planning Commission meeting. Seconded by Commissioner Trippler.Ayes –All The motion passed. This item goes to the city council September 9, 2013. 7.UNFINISHEDBUSINESS None. 8.VISITOR PRESENTATIONS None. 9.COMMISSION PRESENTATIONS a.Commissioner presentation for the July 22, 2013, city council meeting. Commissioner Trippler reported that the CIPpassed, the 3M TIF requestwas passed, the CUP for auto sale for Cooper Motors at the Maplewood Auto Mall was tabled and the CUP for a church at 1812 North St. Paul Roadwas passed. b.Commission representation for the August 12, 2013, city council meeting. Commissioner Desai was scheduled to attend. There were no scheduled planning commission items for this meeting. TheCUP for auto sales for Cooper Motors was reconsidered.Mr. Ekstrand explained the action the city council took on this matter c.Commission representation for the August 26, 2013, city council meeting. Commissioner Arbuckle is scheduled to attend. The anticipated items for review are the proposed land use plan and zoning changes for Tyrus Land Company and the Bruentrup Farm parking lot expansion. 10.STAFFPRESENTATIONS None. 11.ADJOURNMENT Acting Chairperson Arbuckleadjourned the meeting at8:46p.m. August 20, 2013 7 Planning CommissionMeetingMinutes MEMORANDUM TO: Charles Ahl, City Manager FROM: Michael Martin,AICP,Planner Melinda Coleman, Assistant City Manager DATE: September 4, 2013 SUBJECT:Approval of SellingExcess City-Owned Real PropertyPolicy Introduction The city has been presented with a purchase offer for propertyit owns at the intersection of Castle Avenue and Van Dyke Street. Because of this purchase offer, city staff is recommending the city adopt a policy to guide this and any futureproposals. Discussion The proposed selling excess city-owned real propertypolicy outlines Maplewood’s mandatory criteria and the city’s review policies, procedures and criteria. These would be in effect for anyrealproperty that the city deems inexcess and proceeds to sell.The proposedpolicy incorporates the minimum requirements for selling real propertyas required by Minnesota state statutes. The policy requires the planning commission and housing and economic development commission (HEDC) to make a recommendation to the city council deeming the real propertyin excess and available to sell. The council than shall deem the real propertyin excess. If the intent is to use proceeds from a salefor economic development than the city council will transfer ownership to thecity’s economic development authority (EDA) to sell the land.Once a buyer has been found, the EDA shall call a public hearing and make any final decisions on selling the land. If the proceeds are to be used for other publicfunctions then the city council shall remain the owner of the real property. The HEDC will also review any purchase proposals and make a recommendation to the city council orEDA. Recommendation Adopt the selling excess city-owned real propertypolicy attached to this report. This policy has Maplewood’s criteria and project review policies, procedures and criteria for any city-owned real property that would be sold in the city ofMaplewood. Attachments 1.Proposed Maplewood Selling Excess City-Owned Land Policy 2.League of Minnesota Cities Informational Handout P:\HEDC\Agenda Reports\2013\091113 PROCEDURE FOR THE SALE OF EXCESS MAPLEWOOD REAL PROPERTY 1 PURPOSE AND AUTHORITY 1.01 The purpose of this document is to establish the criteria and process for the City of Maplewood (the “City”) to sell or dispose of excess city-owned real property. 1.02 The City's ability and authority to sell and dispose of real propertyis governed by the limitations established in Minnesota Statutes. 1.03 The Citymay amend this document at any time. Amendments to these criteria are subject to the same review requirementsestablished by this policy. 2 DEEMING CITY-OWNED REAL PROPERTY IN EXCESS 2.01 The planning commission shall review all proposals for the sale of city-owned land. To sell city land, the planning commission must determine the sale of such land would be consistent with the city’s comprehensive plan and other official controls. The planning commission shall make a recommendation to the city council. 2.02 The housing and economic development commission shall review all proposals for the sale of city-owned land and shall determine whether the land is in excess and suitable for sale into the private development market. The housing and economic development commission shall make a recommendation to the city council. 2.03 The city council shall consider recommendations from the planning commission and the housing and economic development commission on deeming any city- owned properties. 3 SELLING EXCESS CITY-OWNED REAL PROPERTY 3.01 If the proceeds of any sale of city-owned real property is intended for the use of economic development in the city then the real property shall be transferred to the City’s economic development authority. The city attorney shall prepare a purchase agreement for approval by the city council and the City’s economic development authority. 3.02 If the proceeds of any sale of city-owned real property is intended for public use, except foreconomic development, than the city council shall retain ownership. 3.03 Any agreements or contracts with Realtors or other realestate professionals to represent the City must be approved by the city council or the City’s economic development authority. 3.04 Upon receiving any purchase offers for City-ownedreal property, city staff shall prepare a report for the housing and economicdevelopment commission’s review. The housing and economic development commission shall make a recommendation to the city council or the City’s economic development authority. 3.05 For real property owned by the City’s economic development authority, a public hearing must be held and noticed in the City’s official newspaper at least 10 days prior to the scheduled meeting. 3.06 Any and all purchase agreements or other legal documents related to transferring land must be reviewed by the city attorney. 3.07 The city council or the City’s economic development authoritymay close a public meeting to determine the asking price for real property to be sold, to review confidential or nonpublic appraisal data, and to consider offers or counteroffers for the sale of real property. 3.08 Any proposed changes to the City’s comprehensive plan’s future land use map or the official zoning map shall be the sole responsibility of the entity purchasing the real property. All land use applications and public hearing processes must be adheredto by the purchasing entity. PROCEDURE FOR THE SALE OF EXCESS MAPLEWOOD REAL PROPERTY 1 PURPOSE AND AUTHORITY 1.01 The purpose of this document is to establish the criteria and process for the City of Maplewood (the “City”) to sell ordispose of excess city-owned real property. 1.02 The City's ability and authority to sell and dispose of real propertyis governed by the limitations established in Minnesota Statutes. 1.03 The Citymay amend this document at any time. Amendments to these criteria are subject to the same review requirementsestablished by this policy. 2 DEEMING CITY-OWNED REAL PROPERTY IN EXCESS 2.01 The planning commission shall review all proposals for the sale of city-owned land. To sell city land, the planning commission must determine the sale of such land would be consistent with the city’s comprehensive plan and other official controls. The planning commission shall make a recommendation to the city council. 2.02 The housing and economic development commission shall review all proposals for the sale of city-owned land and shall determine whether the land is in excess and suitable for sale into the private development market. The housing and economic development commission shall make a recommendation to the city council. 2.03 The city council shall consider recommendations from the planning commission and the housing and economic development commission on deeming any city- owned properties. 3 SELLING EXCESS CITY-OWNED REAL PROPERTY 3.01 If the proceeds of any sale of city-owned real property is intended for the use of economic development in the city then the real property shall be transferred to the City’s economic development authority. The city attorney shall prepare a purchase agreement for approval by the city council and the City’s economic development authority. 3.02 If the proceeds of any sale of city-owned real property is intended for public use, except foreconomic development, than the city council shall retain ownership. 3.03 Any agreements or contracts with Realtors or other real estate professionals to represent the City must be approved by the city council or the City’s economic development authority. 3.04 Upon receiving any purchase offers for City-ownedreal property, city staff shall prepare a report for the housing and economic development commission’s review. The housing and economic development commission shall make a recommendation to the city council or the City’s economic development authority. 3.05 For real property owned by the City’s economic development authority, a public hearing mustbe held and noticed in the City’s official newspaper at least 10 days prior to the scheduled meeting. 3.06 Any and all purchase agreements or other legal documents related to transferring land must be reviewed by the city attorney. 3.07 The city council or the City’s economic development authoritymay close a public meeting to determine the asking price for real property to be sold, to review confidential or nonpublic appraisal data, and to consider offers or counteroffers for the sale of real property. 3.08 Any proposed changes to the City’s comprehensive plan’s future land use map or the official zoning map shall be the sole responsibility of the entity purchasing the real property. All land use applications and public hearing processes must be adhered to by the purchasing entity. MEMORANDUM TO: Charles Ahl,City Manager FROM: Michael Martin, AICP, Planner Melinda Coleman, Assistant City Manger SUBJECT:Approval of Sale of City-Owned Real Property, Castle Avenue and Van Dyke Street DATE: September 5,2013 Introduction The city has received a purchase offer for property it has been marketing for sale. The property is located on the southeast corner of Castle Avenue and Van Dyke Street. Refer to the attached maps. This property has135.38feet of frontage and 296.68feetof lot depth for an area of .92square feet. It is currently zoned R1 (single dwelling residential) and guided LDR (low density residential)in the comprehensive plan. As a note,the abutting single dwelling parcel to the southat 2260 Van Dyke Streetis for sale and being sold with the anticipation for commercial development by that property owner. This lotis the same size as the city-owned parcel. Request Staff would like the housing and economic developmentcommission (HEDC) to make a recommendation to the city council and the economic development authority (EDA) on this parcel being excess land owned by the city and accepting the purchase offer. Discussion Excess Land The city acquired this parcel through a private transaction in 1974for right-of-way or utility purposes. A portion of this parcel was utilized to build the roundabout at the Castle Avenue and Van Dyke Street intersection. The rest of this parcel is not needed for any additional right-of- way purposes. The city has run anownership and encumbrance reportand there are no restrictions against the property which would limitany potential sale. Since this parcel does not have any deed restrictions and is not needed by the city for any additional public functions, staff is recommending the city deem the parcel in excess and move forward with selling the property. Purchase Agreement The city hired Mike Brass, a real estate agent with Colliers International, to represent the city and market this parcel. The city has received a purchase agreement for this property from a development group that would intend to develop this site with a commercial use. The purchase agreement submitted to the city is considered confidential information and because of this Mr. Brass has submitted a letter for the HEDC’s review indicating the offered sale price represents a fair market value.His letter also includes information on comparable sales from the surrounding area. The property is zoned and guided by the city’s comprehensive plan for single family residential use. Any purchase of the property would be contingent on the buyer making the appropriate land use applications to zone and guide the land for commercial use. The city’s normal public hearing and notification process would be utilized for any land use applications. The city council approves all official land use and map amendments. The intention is to use the proceeds from this sale for future economic development pursuits. So to move forward the City of Maplewood must transfer ownership of this land to the city’s EDA who then would officially sell the land to an outside group. The EDA is required to notice and hold a public hearing prior to approving any land sales. Recommendation A.Approval of a recommendation to the city council in determining the property the city owns on the southeast corner of Castle Avenue and Van Dyke Street is in excess and not needed for any public use and should be marketed for sale. B.Approval of a recommendation to the city council and the city’s economic development authority to move forward with a purchase agreement to sell the property located on the southeast corner of Castle Avenue and Van Dyke Street. Attachment 1.Land Use Plan Map 2.Zoning Map 3.Aerial Photo 4.Survey Drawing 5.Mike Brass Letter, dated September 5, 2013 4700 Lexington Avenue N+1 952 837 3050 Minneapolis -St. Paul MAIN Suite B +1 952 837 3051 North Suburban Office FAX Shoreview, MN 55126 www.colliers.com September 5, 2013 Michael Martin, The Purchase Agreement for the Van Dyke site is for $6.49 per square foot. The survey square footage includes a portion of the Roundabout in front of the property. If you remove the roundabout square footage the actual price per square foot would be closer to $7.56 per square foot. The comparison is shown on the attached Completed Deal Tracking for sites that I have sold. Two good comparables on the Deal Tracking Sheets are the two Lande Estate sales that are currently under contract with a projected close date in September and July 2014 The White Bear Parkway Propertysite is closing in three weeks. That site is next to Bremer Bank and is on Birch Lake that sold for $6.04 per square foot and is in a highly desirable area but with much lower car counts and visibility. The Centerville Road Propertyis under contract for $4.74 psf. This site sits in between I-35E and Cub Foods. This site is half retail and half zoned for apartments. This site has very high car counts and demographics. The apartment zoned land portion pulls down the value of the retail land as well as a water tower on the site which makes development difficult. Both of the above properties have wet lands but the square footage listed is the usable land value. Two recent closing are also good comparables; Piccadilly site in Mahtomedisold for $7.88per square foot.This property sold more on a per unit basis because it was sold as a senior housing site. It was bought on a basis of $14,000 per unit or $1,030,000 divided by 72 units = $14,305 per unit. This site is a highly visible site at the entrance to Mahtomedi with views of White Bear Lake. Wall-Mart sitesold for $8.09 per square foot. This site had I-35E to the east and is in the Wal-Mart parking lot to the west. This is a highly desirable location with very high traffic counts on two sides. This is the high end of the retail locations. The two sales previous to the Wal-Mart site on the Land Sales sheet are located in Shoreviewfor two sites located between Target and I-694. These sites are now a strip retail center with 5 tenants and a Trader Joe’s. These two sites sold for $9.95 per square foot for the strip center and $13.89 per square foot for the Trader Joe’s site. The Shoreview Trade area is surrounded by homes and has limitedland for development. This area is desired by retailers because of the high demographics and the very high daytime demographics because of the high number of corporate employers in the area. Also these sites had ponding off site which makes the usable land more valuable. The Vandyke site is located close to Highway 36 and close to White Bear Ave. The preferred retail sites would be on the North side of Highway 36 because the grocery anchor and most of the newer retail is on that side. With this in mind I believe getting $7.56 is a very fair market price for the Van Dyke site. Sincerely, Mike Brass Vice President I I L I I I I I I I a k 19 JRA 2 Attachment 5 I :I 01 . Attachment 5 I :I