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Home My WebLink About2013-11-19 PC Packet AGENDA MAPLEWOOD PLANNING COMMISSION Tuesday,November 19, 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.October 1,2013 5.Public Hearing a.7:00 p.m. or later: Approval of a Conditional Use Permit Revision for Agropur, 2080 Rice Street b.7:00 p.m. or later: Approval of a Comprehensive Plan Amendment and a Resolution for a Planned Unit Development for Battle Creek Preserve,2501 Londin Lane. 6.New Business a.Battle Creek Preserve Tax Increment Financing Request for a Proposed Senior Housing Complex b.Resolution of Appreciation For Larry Durrand 7.Unfinished Business 8.Visitor Presentations 9.Commission Presentations a.Commission presentation for the October 14,2013 city council meeting. Commissioner Donofrio was scheduled to attend but there were no items requiring planning commission representation. b.Commission representation for the October 28, 2013 city council meeting. Commissioner Kempewasscheduled to attendbut there were no itemsrequiring planning commission representation. c.Commission representation for the November 14, 2013 (rescheduled from November 11) city council meeting. Commissioner Fischer was scheduled to attend but there were no items requiring planning commission representation. d.Commission representation for the November 25, 2013 city council meeting. Commissioner Ige is scheduled to attend. At this time, the anticipated item to be discussed is the resolution of appreciation for Larry Durrand. e.Commission representation for the December 9, 2013 city council meeting. Commissioner Trippleris scheduled to attend. At this time, theanticipated item to be discussed is the Agropur CUP. 10.Staff Presentations 11.Adjournment DRAFT MINUTESOF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA TUESDAY, OCTOBER 1,2013 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 Chairperson Desai. 2.ROLL CALL Absent Paul Arbuckle, Commissioner Absent Al Bierbaum, Commissioner Tushar Desai,ChairpersonPresent John Donofrio, CommissionerPresent Lorraine Fischer, CommissionerPresent Allan Ige, CommissionerPresent Bill Kempe, CommissionerPresent Dale Trippler, CommissionerPresent Staff Present: Tom Ekstrand, Senior Planner 3.APPROVAL OF AGENDA Staff added 5. 3) Wetland Buffer Waiverduring the public hearing. CommissionerTripplermoved to approve the agenda as amended. Seconded by CommissionerFischer.Ayes –All The motion passed. 4.APPROVAL OF MINUTES CommissionerFischermoved to approve theSeptember 17,2013, PCminutes as submitted. Seconded by CommissionerTrippler.Ayes–Chairperson Desai, Commissioner Fischer, Ige, Kempe & Trippler Abstention –Commissioner Donofrio The motion passed. 5.PUBLIC HEARING a.7:00 p.m. or later: Approval of the following for Maplewood Fire Station No. 1 on McKnight Road south of Minnehaha Avenue: i.Senior Planner, Tom Ekstrand introduced the item and gave a brief report. ii.John Horn, Kimley Horn Associates gave the report on the Maplewood Fire Station and addressed and answered questions of the commission. October 1, 2013 1 Planning CommissionMeetingMinutes iii.Maplewood Fire Chief, Steve Lukin addressed and answered questions of the commission. Three items requiring action by the planning commission are: 1)Approval of a Resolution for a Comprehensive Plan Amendment from I (industrial) to G (government) 2)Approval of Resolution for a Conditional Use Permit for a public building use 3)Wetland Buffer Waiver Chairperson Desai opened the public hearing. 1.Betsy Leach,Representing District 1 -2105½ Old Hudson RoadSt. Paul, MN 55119, opposed the project. 2.Katie Holmgren, 2256 Margaret Street, St. Paul, MN 55119, opposed the project. 3.Rose Hotchkiss, 2183 Fremont Avenue, St. Paul, MN 55119, opposed the project. 4.Mayor,Will Rossbach, 1386 County Road C, Maplewood, MN. Chairperson Desai closed the public hearing. Commissioner Tripplermoved to approve the resolution adopting a comprehensive land use plan amendment from I (industrial) to G (government) for the property located north of the 3M Company’s campus along McKnight Road. Approval is based on the following reasons: 1.The property is presently vacated and is to be used by the city for a fire station which would be compatible with a land use classification of G (government). 2.Government uses and buildings are allowed in all zoning districts in the city with an approved conditionaluse permit. This action is subject to the approval of a comprehensive plan amendment by the Metropolitan Council. Seconded by Commissioner Kempe.Ayes –All The motion passed. Commissioner Tripplermoved to approve the resolution approving a conditional use permit for the proposed fire station. This development will be on the east side of McKnight Road, north of the 3M Company’s campus. Approval is subject to the findings required by ordinance and subject to the following conditions: 1.All construction shall follow the site plan date-stamped September 11, 2013. Staff may approve minor changes. 2.The city council shall review this permit in one year. 3.The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 4.Comply with the requirements of the city’s engineering department. 5.The applicant shall work with the building official, fire marshal and environmental planner to ensure compliance with applicable codes. October 1, 2013 2 Planning CommissionMeetingMinutes Seconded by Commissioner Kempe.Ayes –All The motion passed. Commissioner Trippler moved to approve the waiver to the buffer requirements for the fire station public improvement. Approval is subject to the following conditions: 1.After grading and planting of the site the applicant must install city approved wetland signs at the edge of the approved wetland and creek buffer that specify that no building, mowing, cutting, grading, filling or dumping be allowed within the buffer. The signs must be placed every 100-feet along the edge of the buffer at a minimum. The placement of these signs must be verified with a survey to ensure proper placement. 2.City’s wetland ordinance requires that native plants within the bufferbe established within a three-year period. Seconded by Commissioner Ige.Ayes –All The motion passed. This item goes to the ENR Commission on Monday, October 21, 2013, and to the City Council Monday, October 28, 2013. 6.NEW BUSINESS None. 7.UNFINISHEDBUSINESS None. 8.VISITOR PRESENTATIONS None. 9.COMMISSION PRESENTATIONS a.Commission presentation for the September 23, 2013, city council meeting. Commissioner Bierbaum was scheduled to attend but there were no items requiring planning commission representation. b.Commission representation for the October 14, 2013, city council meeting. Commissioner Donofrio is scheduled to attend. At this time, there are no items scheduled that require planning commission representation. 10.STAFFPRESENTATIONS Staff said Larry Durand resigned and there will be a resolution of appreciation for him. Commissioner Kempe is scheduled for the planning commission representation at the City Council meeting October 28, 2013. Staff said if planning commissioners would like a green planning commission name tag to let staff know and one will be ordered for you. 11.ADJOURNMENT Chairperson Desaiadjourned the meeting at 8:08p.m. October 1, 2013 3 Planning CommissionMeetingMinutes MEMORANDUM TO: Charles Ahl, City Manager FROM: Tom Ekstrand, Senior Planner Melinda Coleman, Assistant City Manager DATE: November 7, 2013 SUBJECT: Approval of a Conditional Use PermitRevision and Design Plans for Agropur, 2080 Rice Street Introduction Dick Behling, of Agropur (formerly Schroeder Milk), located at 2080 Rice Street, is requesting approval to build a3,540-square-foot building additiononto the back of the facility. The proposed addition would be a tank-room addition needed to replace milk product tanks for their milk processing operation. Refer to the attachments. Mr.Behling is requesting approval of a conditional use permit (CUP) revision and approval of design plans for the proposed addition. City ordinance requires a CUP for “processing and distribution stations for beverages.” Background June 27, 1994: The city council granted a CUP for Schroeder Milk to expand the facility. June 28, 1999: The city council approved a CUP revision for a three-phase facility expansion project.The council also approved design plans and tax increment financing. TheCUP revision was subject to: 1.All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. 2.The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3.The city council shall review this permit in one year. 4.If the city council determines there is not enough on-site parking, the council, may require that the property owner provide additional parking. April 28, 2003: The city council approved the vacation of an unneeded water main easement within the applicant’s property. Discussion Building Design and Parking Staff does not see any problem with the proposed addition. It will match the exterior of the existing building and will not be visible from the street. The site is large and there is sufficient parking on the site for the applicant’s needs, therefore, parking is not an issue. Also, there are no new employees to be hired because of the proposed addition. Landscaping There will be no affect on landscaping since the proposed addition does not involve any alteration to the existing planted areas. Also, the proposed addition will not be visible from the street or any neighboring viewsto warrant additional landscaping. Engineer’s Report Jon Jarosch, staff engineer, has the following comments: The plans look fine from our end. A grading/erosion control permit will be required. There may be SAC, sewer availability charges, associated with the proposed addition. The engineering staff will determine this. Assistant Fire Chief and Building Official Comments The applicant must meet all applicable building codes and provide fire protection according to all applicable codes as well. Police Comments Chief Paul Schnell commented that there were no obvious police issues with this proposed project. CUP Findingsfor Approval The zoning ordinance requires that the city council find that all nine “standards” for CUP approval be met to allow a CUP. In short, these state that the use would (refer to the resolution for the complete wording): Comply with the city’s comprehensive plan and zoning code. Maintain the existing or planned character of the neighborhood. Not depreciate property values. Not cause any disturbance or nuisance. Not cause excessive traffic. Be served by adequate public facilities and police/fire protection. Not create excessive additional costs for public services. 2 Maximize and preserve the site’s natural and scenic features. Not cause adverse environmental effects. The proposed tank room addition would meet the above criteria and would not create any negative issuesor concerns. Budget Impact None. Recommendation A.Adoption of the resolution amending the conditional use permit for Agropur(formerly the Schroeder Milk site), located at 2080 Rice Street for their proposed 3,540-square-foot building addition. Approval is based on the findings required by city ordinance and subject to the following conditions(additions are underlined): 1.All construction shall follow the site plan approved by the citydate-stamped October 31, 2013.The director of community development may approve minor changes. 2.The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3.The city council shall review this permit in one year. 4.If the city council determines there is not enough on-site parking, the council, may require that the property owner provide additional parking. B.Approve the plans date-stamped October 31, 2013for the proposed tank room addition to Agropur, located at 2080 Rice Street. Approval is subject to the following conditions: 1.The materials and color of the proposed tank room addition shall match the exterior materials and color of the contiguous part of the existing building. 2.The applicant shall comply with all requirements of the assistant fire chief and building official. 3.The applicant shall comply with all requirements of the city’s engineering department. 3 Reference Information Site Description Site size: 18.83acres Existing land use: Agropur, Inc. Surrounding Land Uses North:Victory Auto Service and Glass, Cub Foods East:Undeveloped South: Maplewood Collision Center West: Rice Street Business Center, Dulux Paints Planning Land Use Plan designation: C(commercial) Zoning: BC (business commercial) Code Requirements Section 44-512(2) requires a CUP for processing and distribution stations for beverages. Findings for CUP Approval Section 44-1097(a) requires that the city council base approval of a CUP on nine findings. Refer to the findings for approval in the resolution. Application Date The application for this request was considered complete on October 31, 2013. State law requires that the city decide on these applications within 60 days. The deadline for city council action on this proposal is December 30, 2013. 4 Attachments 1.Conditional Use Permit Revision Resolution 2.Location/Zoning Map 3.Land Use Plan Map 4.Neighborhood Map 5.Site Plan 6.Building Elevations 7.Applicant’s Written Narrative date-stamped October 31, 2013 8.Photograph of the Building Exterior 9.Plans date-stamped October 31, 2013 (separate attachments) p:sec18\Agropur CUP and Design Review PC and CDRB Report 1013 te 5 Attachment 1 CONDITIONAL USE PERMIT REVISION RESOLUTION WHEREAS, Agropur, Inc. has applied for a conditional use permit revision to their to construct a 3,540-square-foot tank room addition at their facility. WHEREAS, Section 44-512(2) of the city ordinances requires a conditional use permit for processingand distributing stations for beverages. WHEREAS, this permit applies to the property located at 2080 Rice Street. The property identification numbers for these properties are: 182922220016 and 182922220017 WHEREAS, the history of this conditional use permit is as follows: 1.On November 19, 2013, the planning commission held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The planning commission gave everyone at the hearing a chance to speak and present written statements. The planning commission also considered the reports and recommendation of city staff. The planning commission recommended that the city council _________ this permit. 2.On ____________, 2013, the city council considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council ________ the above-described conditional use permit, because: 1.The use would be located, designed, maintained, constructed and operated to be in conformity with the city's comprehensive plan and code of ordinances. 2.The use would not change the existing or planned character of the surrounding area. 3.The use would not depreciate property values. 4.The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5.The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 6 6.The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7.The use would not create excessive additional costs for public facilities or services. 8.The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 9.The use would cause minimal adverse environmental effects. Approval is subject to the following conditions(additions are underlined): 1.All construction shall follow the site plan approved by the citydate-stamped October 31, 2013.The director of community development may approve minor changes. 2.The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3.The city council shall review this permit in one year. 4.If the city council determines there is not enough on-site parking, the council, may require that the property owner provide additional parking. The Maplewood City Council _________ this resolution on _______, 2013. 7 Attachment 2 Attachment 3 Attachment 4 Attachment 5 Attachment 6 Attachment 7 Attachment 7 Attachment 7 Attachment 8 MEMORANDUM TO: Charles Ahl, City Manager FROM: Michael Martin, AICP, Planner Melinda Coleman, Assistant City Manager DATE: November 8, 2013 SUBJECT: Approval of a Resolution for a Comprehensive Plan Amendmentanda Resolution for a Planned Unit Development for Battle Creek Preserve, 2501 Londin Lane A.Approval of a Resolution for a Comprehensive Plan Amendment B.Approval for a Resolution for a Planned Unit Development Introduction Project Description Greg Johnson of Coventry Senior Livingisproposing to redevelop the 5.92acre former fire station site with a senior housing developmentto be called Battle Creek Preserve. The development will consist of 148units of senior housing in a four-story building with underground parking. The four-story building will be 179,544square feet in area. The proposed facility will have a mixture of congregate livingunits,assisted livingunits andmemory and enhanced careunits. The facility will be managed and operated by Ebenezer Management Services,which owns and operates other facilities within the Twin Cities area. Amenitieswouldinclude afull dining room and commercial kitchen, TV lounges, club rooms, day rooms, theater,underground parking, pub room, wellness center and abeauty salon. Requests To build this development, the applicants are requesting the citycouncilapprove the following: 1.Aresolution for a comprehensive plan amendment, from government (G) to high density residential (HDR) 2.Aresolution for a conditional use permit for a planned unit development Background October 13, 1977: The city council approved a resolution for expenditures to purchase the property at 2501 Londin Lane from Ramsey County in order to build a fire station. October 28, 2013: The city council approved the building of a new fire station on McKnight Road, north of the 3M campus. This fire station is intended to serve south Maplewood neighborhoodsand replace the facility at 2501 Londin Lane. Discussion 2030 Comprehensive Plan and Density The2030 Comprehensive Planguides 2501 Londin Lane as government (G). All public buildings and uses are guided as G. The applicant is requesting the city council re-guide 2501 Londin Lane as high density residential (HDR).HDRhas a density range of 10.1 to 25 units per net acre. The property is 5.92 acres in size which means the maximum amount of units allowed on this site is 148 units, which is what the applicant is requesting. For reference, the existing condo buildings directly west of this site areguidedhigh density residential and the two buildings have a density ofapproximately19.5 units per acre. Conditional Use Permit for a Planned Unit Development The site is currently zoned as farm(f). A rezoning is required for this development to move forward. If the applicant’s proposed planned unit development (PUD) is approved this would become the official zoning of thesite and rectify the zoning situation. APUD will also allow flexibility from the multiple dwelling residential (R-3) zoning district whichrequires multi-family housing to have the following: 1.Unit Sizes:Code requires minimumunit sizes of 580 square feet per efficiency or one- bedroom units. The studio units will be542square feet in area, which requires flexibility from the minimum unit size of 580 square feet. The one-bedroom units will range from 693to800square feet, which meets code requirements. Code requires two-bedroom units to have a minimum unit size of 740 square feet. The two-bedroom units will range from1,047to 1,450square feet, also meeting code requirements. The city has allowed smaller unit sizes in the recent past primarily for memory-care units as shown in this comparison: Project Name Number of Memory Units Approved Unit Size Comforts of Home 42 units 221 to 360 sq ft The Shores75units 433 to 578 sq ft The Seasons of Maplewood30 units 388 sq ft Lakewood Commons 100 units 425 sq ft (efficiencies) Staff feels the reduced unit sizes would not be appropriate for typical apartment living. The senior-housing industry, however, has moved toward smaller room sizes since it has found that the larger spaces are not needed for assisted-or memory-care units. The city has allowed lesser unit sizes for memory-care units fairly regularly with recent projects as noted above. The proposed efficiency units are 38square feet smaller than the city’s required 580 square feet. Staff does not find a problem with this request for these units. 2.Height:Code requires a maximum height of 35feet or three floors, unless the city council approves a higher height with a conditional use permit. The Battle Creek Preservedevelopment is proposed to have fourfloors with anoverallheight of 51feet, which requires city council approval.Staff does not object to the proposed four-story building height mainly because of the existing condo buildings to the west which are also four-stories in height. 3.Storage Space:Code requires a minimum indoor storage space of 120 cubic feet per unit. The applicant’s plans do not show any areas for additional storage. The applicant is requesting a waiver to this requirement. The applicant has stated in other facilities theyoperate, memory care and assisted living residents storage space needs are minimal.Staff feels a reduction is warranted when considering the proposed types of units, but not a complete waiver. Staff feelsprovidingstorage space for residents within the range of 30 to 50 cubic feet per unitis reasonable. Staff is recommending the applicant provide at least 30 cubic feet of storage space per unit. 4.Parking:Code requires aminimum parking standard of two parking spaces per unit, for a total of 296parking spaces required for the Battle Creek Preservedevelopment. As proposed, however, the development will have 83underground parking spacesand50 surface parking spaces, for a total of 133. When asked, the applicant statedthis number of parking spaces will be adequate for the development indicating that the memory careandassisted living unit residents typically will not have vehicles. Thus the majority of the parking lots spaces will be used by staff and visitors.Senior housing developments approved by the city since the 1980s have all been approved with reduced parking. The city has found that this apartment/town house ratio is excessive for senior facilities and has approved parking waivers for recently-approved projects. Examples are: • The Shores –(105units) 210spaces required 52allowed • The Seasons at Maplewood(150 units) 300 spaces required 145 allowed • Summerhill (44 units) 88 spaces required 78 allowed • Comforts of Home (42 units) 84 spaces required 25 allowed Staff is supportive of the proposed parking reduction. The city council has supported the concept that senior-housing facilities, especially those with assisted-and memory-care units, require considerably fewer parking spaces than typical multi-family housing.If parking were to become an issue there would be room west of the building for additional parking spots. 5.Parking Space Width:Code requires a minimum parking space width of 9.5 feet. The applicant’s plans show the parking spaces 9 feet wide. Staff recommends having the applicant resubmit a site plan showing parking stalls at least9.5 feet wide. 6.Front Yard Setback:Code requires a minimum front yard building setback of 30 feet to the right-of-way. The development proposes a 25-foot setback to the Lower Afton Road right-of-way for the one-story dining room and kitchen facility on the north side of the building. The building would meet the required building setback along Londin Lane. Parking lots are required to be setback at least 15 feet from the right-of-way. The applicant’s site plan shows a setback of 10 feet. A revised site plan should be submitted that meets the minimum parking lot setback requirements. 7. Side Yard Setback: Code requires a 20-foot side yard setback. This would be applicable on the west side of the project site.There is a pipeline near thewesterly boundary of this site which requires a 100 foot setback. The plans show a setback of 225feet between the side yard property line and the building. All other setbacks proposed meet the R-3 zoning requirements. Design Review Building Elevations and Site Plan The main entry will face Londin Lane.The exterior finishes for the project would be a mix of brick, cement board siding and vinyl siding.The only driveway for the site will be accessed via Londin Lane. This driveway will lead to a looped area near the entrance and along the drive there will besurface parking spaces. The underground garage will be accessedon the east side of the driveway. This drive is at least 20 feet in width at all points. There is a patio/garden area proposed on the northeast corner of the building. It is not shown on the applicant’s site plan but an 8-foot wide bituminous trail will be required along the north side of Londin Lane from the eastern entrance drive to the existing crosswalk at Lower Afton Road.This is called for by the city’s comprehensive plan. Tree Preservation The city’s tree ordinance requires that the applicant submit a tree survey showing the number, size, and species of all significant trees on the lot.A significant tree is any healthy tree as follows: 6 caliper inch or larger hardwood, 8 caliper inch or larger evergreen, and 12 caliper inch or larger softwood.The significant trees should be shown on the grading plan and reflect which trees will be removed with the development.The number of replacement trees will depend on the results of a calculation of the overall caliper inches of trees on the site versus the caliper inches removed.A tree survey shall be submitted for review to ensure code compliance. Landscaping The applicant’s site plan shows a total of 98 trees to be planted on the site and along the Londin Lane and Lower Afton Road right-of-ways.The landscape plan only shows 24 trees.Final plans should reflect the accurate number of trees planted on the site. The landscape plan shows turf grass planted around the building, with fescue seed hydroseeded throughout the remaining portions of the property, including the right-of-ways.The city’s boulevard ordinance does require that all disturbed boulevards be replanted with turf grass, but that might not be practical here.Additionally, there are areas of the west side of the lot where no grading is proposed, yet the hydroseed is shown.The plans should reflect what areas of the lot they will be disturbing and where the fescue will be planted. The applicant’s site plan shows rain gardens.The city requires that the applicant submit a detailed planting plan for each rain garden.Rain gardens must be planted, not seeded.If the total rain garden area exceeds 5,000 square feet, city staff may approve seeding for the area that exceeds 5,000 square feet.In that case, seeding would typically be on the slopes. Lighting The lighting plan shows 10freestanding lights throughoutthe siteand 8building mountedlights. City code requires that illumination from outdoor lighting be limited to .4 foot candles at all property lines and that freestanding lights maintain a maximum height of 25 feet. Aphotometric plan shall be resubmitted to staff to ensure the .4 foot candle maximum is being met. TrashEnclosure All trash and recycling will be maintained within the building, for pick up through the underground garage. Because of the size of this development and number of residents, staff also recommends that there be trash and recycling receptacles located throughout the site to ensure residents, visitors, and employees have access to these containers. Department Comments Richard Doblar,Maplewood Police Department: 1.Construction site thefts and burglariesare a large business affecting many large construction projects throughout the Twin Cities metro area.The contractor / developer should be encouraged to plan and provide for site security during the construction process.On-site security, alarm systems, and any other appropriate security measures would be highly encouraged to deter and report theft and suspicious activity incidents in a timely manner. 2.Appropriate security and street lighting should be provided and maintained within the development in order to assure that addresses are readily recognizable and accessible. 3.The developer should be encouraged to provide enough vehicle parking spaces for the residents and their guests during special events and occasions such as birthdays and holidays. 4.The Maplewood Police Department anticipates that calls for service to the new facility will be primarily for medical services.As such, it is highly encouraged that all entrances and exits on the building are clearly marked in order to expedite the arrival of first responder and medical personnel. Dave Fisher, Building Official:The building is required to meeting the State building code. If the City is financing the project it will need to in compliance with the City of Maplewood Green Building Ordinance. Butch Gervais, Fire Marshal:Shall install all fire protection systems according to state and local codes. Must also have minimum 20-foot access road for fire department. Jim Taylor Parks Department: The following calculations are based on the plans submitted as part of the development review on October 22, 2013.These numbers are subject to change if the plans for the development of the site change (It is based on the actual units).The PAC fee calculations: 49-1 Bedroom X $1,140Unit = $55,860 63–2 Bedroom X $2,080/Unit = $131,040 Total = $186,900 Jon Jarosch, Maplewood Engineering: Please see attached report. Recommendations 1.Adopt the attached resolution amending the comprehensive land use plan classification from G(government) to HDR (high density residential) for 2501 Londin Lane. Approval is based on the following reasons: a.A goal of the Maplewood 2030Comprehensive Plan is to strive for a variety of housing types for people of all stages of the life cycle. b.Thecomprehensive plan also promotes and supports housing diversity. The plan states that the city will make efforts to provide for the housing and service needs of the elderly and disabled. This action is subject to the approval of this land use plan amendment by the Metropolitan Council. 2.Approve the conditional use permit resolution attached. This resolution approves the conditional use permit for a 148senior housing planned unit developmentat 2501 Londin Lane.Approval is subject to the following conditions: a.The engineering department shall review and determine approval of all final construction and engineering plans. These plans shall comply with all requirements as specified in the city engineering department’s November 4, 2013review. b.All construction shall follow the plans date-stamped November 1, 2013, and with revisions as noted in this approval. The city council may approve major changes to the plans. City staff may approve minor changes to the plans. c.The project is approved with 83underground and 50surface parking spaces. This is a parking reduction of 163parking spaces (296parking spaces are required per city code). It is requiredthe parking spacesbe at least 9.5-feet-wide. If a shortage of parking becomes an issue, the city may require additional parking west of the building. d.The project is approved to bebuilt with four stories and an overall height of approximately 51 feet. e.The project is approved with a 38square foot floor area reduction in the required unit floor area for the studio units (580 square foot units are required per city code; 542 square foot units are proposed). f.The project is approved with a 25-foot front yard setback along Lower Afton Roadfor the one-story dining room and kitchen portion of thebuilding (30-foot front yard setback required per city code). g.The project is approved with storage space of not less than 30cubic feet for the memory care and transitional care units (120 cubic feet of storage area per unitrequired per city code). h.The proposed construction must be substantially started within one year of city council approval or the permit shall end. The city council may extend this deadline for one year. i.The city council shall review this permit in one year. 3.Approve the plans date-stamped November 1, 2013, for the 148-unit, four-story Battle Creek Preserve senior housing development to be located at 2501 Londin Lane. Approval is subject to the applicant doing the following: a.Repeat this review in two years if the city has not issued a building permit for this project. b.Satisfy the requirements set forth in the staff report authored by Mr. Jarosch, dated November 4, 2013. c.Prior to issuance of a grading or building permit, the applicant must submit to staff for approval the following items: 1)Have the city engineer approve final construction and engineering plans. These plans shall comply with all requirements as specified in the city engineering department’s November 4, 2013review. 2)Revised site plan showing: a)Thesurface parking lot meeting the required 15-foot setbackand parking spaces at least 9.5 feet in width. b)The location of an 8-foot wide bituminous trail along the north side of Londin Lane from the eastern entrance drive to the existing crosswalk at Lower Afton Road. 3)Watershed district approval. 4)Enter into a developer’s agreement with the city which will cover any installation of public improvements surrounding and within the property. 5)Sign a maintenance agreement for the ongoing maintenance of all rainwater gardens. 6)A cash escrow or an irrevocable letter of credit for all required exterior improvements. The amount shall be 125percent of the cost of the work. d.The applicant shall complete the following before occupying the building: 1)Replace any property irons removed because of this construction. 2)Provide continuous concrete curb and gutter around the parking lot and driveways. 3)Install all required landscaping and an in-ground lawn irrigation system for all landscaped areas. 4)Install all required outdoor lighting. 5)Install all required sidewalks and trails. e.The lighting and photometricplan is not approved. The applicant must submit a revised lighting and photometricplan which complies with city code forstaff approval. f.Landscape/tree replacementplan is not approved. The applicant must submit a revised landscape/treereplacementplanfor community design review board approvalshowing: 1)Atree survey and preservation plan. 2)Landscape plan which shows: a)Accurate detail of the proposing plantings throughout the site. b)The location of all proposed ground mechanical units which are required to be screened by landscaping. c)The installation of underground irrigation for the landscaped areas. The applicant should explore the use of conservation sensor sprinkler devices which will shut off when it is raining. g.If any required work is not done, the city may allow temporary occupancy if: 1)The city determines that the work is not essential to the public health, safety or welfare. 2)The above-required letter of credit or cash escrow is held by the City of Maplewood for all required exterior improvements. The owner or contractor shall complete any unfinished exterior improvements by June 1 of the following year if occupancy of the building is in the fall or winter or within six weeks of occupancy of the building if occupancy is in the spring or summer. h.All work shall follow the approved plans. City staff may approve minor changes. Citizen Comments Staff surveyed the 230property owners within 500 feet of this site for their comments. There were 23written replies. Staff also receivedseveral phone calls from residents asking general questions about the project without indicating feelings one way or the other. Six werein favor, threehad concerns/commentsand14wereagainst the project. In Favor 1.Ann Norberg,2445 Londin Lane, Unit 305:I approve of the sale of the Maplewood- owned property at 2501 Londin Lane for development of the “Battle Creek Preserve” a 148-unit seniorhousing project. I request that there is abundant parking on-site for all staff and visitors. Ebenezer Management Services should provide adequate security for all: 1. Incoming/outgoing staff and visitors and 2. All residents –so they don’t wonder out unattended. 2.Albert Nordstrom, 2465 Londin Lane, Unit 106: I can’t imagine a better use for this property. 3.Jerry McCormack, 2445 Londin Lane, Unit 301: I have no objections. 4.Geraldine Woodbeck, 2445 Londin Lane, Unit 204: I think it would be a nice addition to the area. 5.Bob and Janet Traun, 413 Highpoint Curve: We think the construction of the 148 unit senior housing project at 2501 Londin Lane is a great idea. 6.Stephen Boeh and Lisa Marschall, 2485 Londin Lane, Unit 220: In response to your letter requesting input on theBattle Creek Preserve Senior Housing Proposal for the property located at 2501 Londin Lane, below areour comments: As owners ofproperty adjoiningthis sitewe believe the proposed development of 2501 Londin Lane would be a great fit for the area. There is a continued need for more senior housing in this area of the Twin Cities and it is a perfect location for this type of development.Ebenezer properties throughout the Twin Cities appear to be well managed and maintained so we are not concerned about negative impact on the value of our property located in the Connemara condominiums. Concerns 1.Mrs. B Niepritzky, 2445 Londin Lane, Unit 102: It looks good and there’s a need, but it will create a lot of traffic along Londin Lane that is already becoming a “fast-speed” road to get to Lower Afton Road. Also, we need a fire station in this area –south Maplewood. 2.Richard Peterson, 2445 Londin Lane, Unit 101: Things to be considered. 1. The space between the building at 2535 Londin Lane has a gas line along its eastern side. 2. The first station would have to be removed. 3. The space between the buildings should be considered. 4. The watershed pond has been lowered because of the groundwater level in the Connemara buildings. 5.Overall it would be a good area for this kind of building to be built. 3.Ann & Paul Valle, 358 South O'Day Street: We are not opposed to a senior housing development.What we are opposed to is tearing down the fire station to accommodate it.If the City of Maplewood is not going to use the building for a fire station in the foreseeable future, there are many other uses that can be found for it.Tearing relatively new buildings down tobuild more is wasteful and extremely poor planning on the city's part. Against 1.Sue Zukaitis, 2445 Londin Lane, Unit 306: I am against taking what little green space we have left in Maplewood to build more concrete structures. I love that the area behind Connemara I, II and the fire station house deer, wild turkeys, ducks at a pond. I’ve always enjoyed driving down Lower Afton to Highway 61, the beautiful trees that line both sides of the road make for a relaxing drive. I personally wish that the city of Maplewood would purchase the land behind Connemara I, II and the fire station and make it part of Battle Creek Park. Keep it GREEN! 2.Nancy Coles, 2485 Londin Lane, Unit 424: We are nothappy about having anything built on the lot next to our home. We live on the fourth floor –east side of Connemara I. We especiallydon’t like the high part of the structure being built next to the east side of our building. The corner of Londin Lane and Lower Afton is a very busy intersection. I imaginestop lights would have to be installed. What about the density level of the population in the area? 3.Gary Fuller, 354 Mary Street South: I feel we don’t need all the extra traffic and commotion that this project would involve. Right now we already have people running stop signs at the corners of Sterling and Mary and Sterling and Londin Lane. One of the best aspects of our neighborhood is that it’s fairly quiet and easy going which I think we’ll lose with this project being built in this location. I’ve lived on the corner of Mary and Sterling for almost 33 years, so I know the neighborhood very well. 4.Laura Ohehir, 2455 Londin Lane, Unit 318: I think it would cause too much traffic. 5.Sushila Mohan, 406 Highpoint Curve South: This means you are going to move fire station, which I would not like. Traffic will increase on Londin Lane which is not a wide street. We will lose the quietneighborhood, the very reason we are living here. We are opposed to the present plan. 6.JoAnn Rettke, 360 Mary Street South: My husband, Al, shared with me the correspondence you sent out regarding the housing proposal on 2501 Londin Lane.I cannot tell you how very disappointed I was to hear about the proposal.We live on Mary Street and face the pond and existing fire station. It’s bad enough that there is a weed garden that the city deems “back to nature” that is unsightly at the park, but to think that someday there would be a 4 story housing project in our neighborhood sickens me.The streets in the area do not accommodate the existing traffic, so adding the kind of traffic that 148 apartments and care givers would produce makes it difficult for the existing residents of the area to get to their own homes.There are many other reasons why I feel strongly against this proposal.Please let me know when there will be the next public hearing.I feel there are better uses for the property indicated. 7.AlRettke, 360 Mary Street South: Please notify me of any meetings regarding 2501. I do not support the oversized proposed development on the site of fire station 4. It would ruin the feeling of our neighborhood, place additional demands on the infrastructure and reduce the value of my home of seventeen years.I live right across Crestview park in the brick two story.Quite frankly, this proposal makes me want to puke.That is as nice as I can be. Why not put in a small community center or interpretive facility there? 8.Michael Taube, 324 Oday Street South: I am opposed to this project based on its height and location.I live at the corner of Mary St and O'Day St, and enjoy looking the open space andBattle Creek Park. I amvery open to the idea of commerce in the area.Perhaps it could be moved down the street a few blocks to the other tract of land of sale closer to McKnight, which would not obstruct anyone’s views of the park. 9.Geraldine Madsen, 2485 Londin Lane, Unit 213: I think they should keep the fire house! Actually there is too much traffic now, would be terrible with an addition like you are proposing. 10.Loraine Ruedy, 2455 Londin Lane, Unit 323: More traffic and use of roads –area is nearby beautiful private homes and the condos at Connemara I and II and children. 11.Terrence Cotter, 2445 Londin Lane, Unit 312: “Not in my backyard” It is a good idea but not at the expense of the fire station! Can’t the planners put an “L” inthe plans? 12.Judith McMillen, 2465 Londin Lane, Unit 305: Please see attached letter. 13.Paul Donatell, 2485 Londin Lane, Unit 218: Please see attached letter. 14.G. William Burkhardt, 2485 Londin Lane, Unit 421: Please see attached letter. Reference Information Site Description Site Size:5.92Acres Existing Land Use: Closed Fire Station Surrounding Land Uses North: Lower Afton Road andRamey County Correctional Facility South: Londin Lane, Crestview Park and Single Family Homes East:Ramey County Correctional FacilityandSingle Family Homes West:Two Four-Story Condo Buildings Planning Existing Land Use:Government (G) Existing Zoning:Farm (F) Criteria for Approval Criteria for Conditional Use PermitApproval Article V, Sections 44-1091 through 44-1105 states that the city council may grant a CUP subject to the nine standards for approval noted in the conditional use permit resolution attached. Application Date The city received complete applicationsfor acomprehensive plan amendment,aconditional use permit for a planned unit development and site and design plans approval on November 1, 2013. The 60-day review deadline for a decision is December 31, 2013. As stated in Minnesota State Statute 15.99, the city is allowed totake an additional 60 days if necessary in order to complete the review of the application. Attachments 1.Location Map 2.Land Use Map 3.Zoning Map 4.Applicant Narrative 5.Site Plan 6.Landscape Plan 7.Building Elevations 8.Jon Jarosch Engineering Report, dated November 4, 2013. 9.Judith McMillen’s letter 10.Paul Donatell’s letter 11.G. William Burkhardt’s letter 12.Comprehensive Plan AmendmentResolution 13.Conditional Use Permit Resolution 14.Applicant’s plans (separate attachment) Attachment 1 2501 Londin Lane Chad Bergo Location Map 2501 Londin Lane Attachment 2 2501 Londin Lane Future Land Use Map Low Density Residential 2501 Londin Lane Medium Density Residential High Density Residential Park Government Attachment 3 2501 Londin Lane Zoning Map Single Dwelling (r1) 2501 Londin Lane Multiple Dwelling (r3) Planned Unit Development (pud) Farm (f) PROJECT NARRATIVE Battle Creek Preserve Project Summary Battle Creek Preserve isa148-unit senior housing project proposed at 2501 Londin Lane just west of Highway 494. The proposed unit mix of the facility is 50 units of Congregate Living, 76units of Assisted Living, 32 units of Memory and Enhanced Care.The facility will be managed and operated by Ebenezer Management Services, which owns and operates other facilities within the Twin Cities area. The project is designed by Kaas and Wilson Architects. In order to maintain affordable rents, the project has been designed to meet the needs of the middle-income market that exists in the Maplewood area.The project sits adjacent to Battle Creek Regional Park in the southern part of Maplewood. Walking paths and nature surround this beautiful property. With its natural setting and close proximity to major thoroughfares, this site is perfectly suited for a senior project. rts, sits within one mile of the property, providing excellent services to our senior residents. Exterior finishes of the project will be a mix of brick, cement board siding and vinyl siding. Amenities include full dining room and commercial kitchen, TV lounges, club rooms, day rooms, theatre, underground parking, Pub room,wellness center and beauty salon. Development Team Development Team: Developer Coventry Senior LivingCoventry) - www.theshoresoflakephalen.com Coventry and its affiliated companies are engaged in the acquisition of parcels of land, procurement of required government entitlements, installation of land improvements and overseeing the construction of Twin Cities metropolitan area. The Compan mission derives from an extensive history of developing and constructing residential -. Architect Kaas Wilson Architects www.kaaswilson.com Kaas Wilson Architects has established itself in the Twin Cities as a leading design firm of specialty housing projects especially those focused on places and spaces for frail adults. Kaas Wilson has also emerged as an innovator of creative commercial projects. Their reputation for high quality work and cost- . effectiveness keeps clients coming back for more while word-of-mouth referrals draw in new business Management Partner Ebenezer Management Services www.fairviewebenezer.org Since 1917, Ebenezer has worked to fulfill one missionto help older adults and others make their lives more independent, healthful, meaningful and secure. Their innovative Life Long Learning program is one of many ways they accomplish this mission. Ebenezer, through its partnership with Fairview Health Services, provides older adults throughout Minnesota with access to a full range of housing options and community-based programs and services. Conclusion The development team believes this is a great project for the following reasons: (1) its location right on Lower Afton Road, the ease of access to major thoroughfare in the Twin Cities; (2) There is a large senior population in the five mile area with many older households, creating a significant need for this type of housing in the area (3) the location of the site directly across from Battle Creek Park and its close proximity to Woodwinds Hospital and shopping. Attachment 5 Attachment 6 Attachment 7 Attachment 7 Attachment 7 Attachment 8 Engineering Plan Review PROJECT: Coventry Senior Living PROJECT NO: 13-09 COMMENTS BY: Jon Jarosch, P.E. – CivilEngineerII DATE: 11-4-2013 PLAN SET: City Review Plans dated 10-30-2013 REPORTS: Hydrocad Report dated 11-4-2013 The Applicant is proposing a redevelopment of the East County Line Fire Station property at 2501 Londin Lane. The proposal includes the replacement of the existing facility with a 148-unit senior living facility. It appears that utilities are available to this site to service the proposed facility. This project shall be subject to the City’s water quality and rate control requirements. The applicant is proposing to meet these requirements by constructing rain gardens and a pond as part of the project. Thefollowing are engineeringreview comments on the preliminary design, and act as conditions prior to issuing demolition, grading, sewer, and building permits. A final review is required of both the plans and stormwater management prior to the submittal forany permits. Drainage and Stormwater Management 1)The existing storm sewer system along Londin Lane shall be shown on the plans. This storm sewer system shall be protected throughout construction. 2)Emergency overflowsshall be noted on the plans for all basins (ponds and raingardens). Likewise, an emergency overflow shall be noted for the low area near the garage entrance. All emergency overflows shall be reinforced to prevent erosion. 3)Pre-treatment is required before runoff is discharged into ponds and raingardens to prevent sedimentation. Pre-treatment devices (sumps, stormwater quality structures, etc.) shall be noted on the plans. 4)The storm sewer invert information shown on sheet C4.1 appears to be incorrect. This information shall be corrected. 5)The rim elevation for manhole 105 appears to be incorrect. The applicant shall review this information and correct if necessary. 6)According to the ALTA Survey, an existing storm sewer pipe lies within the property. The applicant shall note whether or not this existing line is to be removed. Attachment 8 7)Soil boring information shall be provided for the raingarden areas to support the infiltration rates assumed in the drainage modeling. 8)A stormwater management report shall be provided per the City of Maplewood’s stormwater standards. This site is subject to the City’s water quality and rate control requirements. The report shall detail how the proposed site improvements meet these requirements. The proposed improvements shall be modified if necessary. 9)From a cursory review, it appears that the amount of infiltration provided by the proposed design falls short of that required by the City’s water quality requirements. The applicant shall review the City’s standards and ensure the proposed improvements are adequate. 10)This project shall be submitted to the Ramsey-Washington Metro Watershed District (RWMWD) for review. All requirements of the RWMWD shall be met prior to the issuance of a grading permit. Grading and Erosion Control 11)It has been noted that the contours shown on the grading plan are not from a site survey; but from Lidar data. The applicant shall confirm that this data is accurate enough for the proposed facility and site improvements.A site survey is highly recommended. 12)Due to the steep slopes and high potential for erosion, all disturbed areas shall be stabilized immediately after final grading.Steep slopes shallbe broken into shorter runs through the use of silt fence, bio-rolls, or other methods of erosion control. 13)All pedestrian facilities shall be ADA compliant.This is especially important given the nature of the proposed facility. One area noted during the review is the patio area off the northeastern corner of the proposed building. It appears that this patio is 4-feet below the first floor elevation. How will this patio be accessed? 14)A 10-foot wide access route shall be provided to the proposed pond. Please refer to the City of Maplewood’s Stormwater Standards for further detail. 15)Silt fence or other perimeter control shall be installed between the proposed building and Londin Laneto the west of the western entrance drive. 16)Heavy-duty silt fence shall be installed at the emergency overflow at the northwestern corner of the project. 17)The proposed raingardens shall be protected throughout construction. A phased approach in which the raingardens are constructed near the end of the project would be ideal. Attachment 8 18)The rip-rap channel near the eastern entrance drive shall be extended to the bottom of the raingarden. This area is highly susceptible to erosion and is likely to create a future maintenance issue. It is highly recommended that an alternative method be utilized to convey runoff from the parking lot to the raingarden. 19)Londin Laneshallbe swept as needed to keep the road clear of sediment and construction debris. 20)The existing storm sewer along Londin Lane shall have inlet protection devices installed prior to the commencement of any site work. The inlet protection shall be shown on the plans. 21)A retaining wall is shown near the northeast corner of the proposed building. As this wall is over 4-feet in height, a plan, signed by an engineer licensed in the State of Minnesota, isrequired.These plans will be required for the issuance of a grading permit.This wall will also require a permit from the City’s Building Department. Sanitary Sewer and Water Service 22)Provide details for construction of connection to existing sanitary sewer service.All sanitary sewer service components shall be schedule 40 PVC or better in quality. 23)Provide fixture unit design computations for connection to existing sanitary sewer service. 24)A SAC, WAC, and PAC determination will be required as part of the project. The applicant will be required to pay all SAC, WAC, and PAC charges associated with the project. 25)The proposed water service modifications are subject to the review and conditions of Saint Paul Regional Water Services(SPRWS). The applicant shall submit plans and specifications to SPRWS for review and meet all requirements they haveprior to the issuance of a grading permit by the City. Other 26)The applicant shall provide an 8-foot wide bituminous trail, with pedestrian ramps, along Londin Lane from the eastern entrance drive (of the Coventry facility) to the existing crosswalk at Lower Afton Road. The pedestrian ramps shall be ADA compliant. The pedestrian ramp at the eastern entrance drive to the facility shall line up with the eastern side of Sterling Street for a future trail extension. An easement may need to be dedicated to accommodate this trail. Attachment 8 27)The applicant shall provide information detailing the anticipated vehicular trip generations associated with the proposed improvements. 28)Note number 9 under “Construction Specifications” on sheet C2.1 statesthat no permits are anticipated for the proposed work. This statement is misleading to contractors as there are numerous permits required with this project. The applicant shall revise this note. 29)A “dumpster and driveup concrete section” is noted in the design details on sheet C7.1 of the civil plans. This area is not shown in the site layout. This area shall be noted on the site layout. 30)The applicant shall verify that the lower level parking areaaccess route is navigable by the types of vehicle anticipated to use this area (passenger vehicles, garbage trucks, etc.). 31)It appears that grading is proposed within Ramsey County right-of-way along Lower Afton Road. The project shall be reviewed by Ramsey County. A copy of a Ramsey County right-of-way permit isrequired prior to the City’s issuance of a grading permit. 32)A right of way permit isrequired for any work with the City of Maplewood’s right of way. This permit will require restoration of the right-of-way to City Standards. 33)A Phase II Environmental Site Assessment was recommended by the City’s Consultant, SEH, Inc. during a Phase I investigation at the site. The City is in the process of conducting the Phase II Site Assessment.The proposed project shall be subject to any requirements in this report. 34)An ALTA Survey was performed on the site by the City’s consultant Bolton and Menk, Inc. This ALTA Survey noted two blanket easement over the entire property conveyed to the Great Lakes Pipeline Company. The applicant should be aware of these easements and any potential impacts to the proposed project. 35)The developer shall submit a copy of the MPCA’s construction stormwater permit (SWPPP) to the City before the City will issue a grading permit for this project. 36)The Owner shall satisfy all requirements of all permitting and reviewing agencies including,but not limited to, theMPCA, DNR, ArmyCorps of Engineers, SPRWSand RWMWD. 37)The Owner shall sign a maintenance agreement, prepared by the City, for all stormwater treatment devices (sumps, basins,infiltration basins, etc.). Attachment 9 Attachment 9 Attachment 10 Attachment 11 Attachment 12 COMPREHENSIVEPLAN AMENDMENT RESOLUTION WHEREAS, Greg Johnsonof Coventry Senior Livinghas requested a change to the City of Maplewood’s land use plan from G (government) to HDR(high density residential) for his proposed senior housing complex. WHEREAS, this change applies to the property located at 2501 Londin Lane. The legal description is: That part of the Northwest Quarter of the Northeast Quarter of Section 12, Township 28 North, Range 22 West, lying Southwesterly of New Lower Afton Road and Northerly and Northwesterly of Londin Lane 1.On November 19, 2013, the planning commission held a public hearing. The city staff published a hearing notice in the Maplewood Review and sent notices to the surrounding property owners. The planning commissiongave everyone at the hearing a chance to speak and present written statements. The planning commission recommended that the city council _______the land use plan change. 2.On December 9, 2013the city council discussed the land use plan change. They considered reports and recommendations from the planning commission and city staff. NOW, THEREFORE, BE IT RESOLVED that the city council ___________ the above described change for the following reasons: a.A goal of the Maplewood 2030Comprehensive Plan is to strive for a variety of housing types for people of all stages of the life cycle. b.The comprehensive plan also promotes and supports housing diversity. The plan states that the city will make efforts to provide for the housing and service needs of the elderly and disabled. This action is subject to the approval of this land use plan amendment by the Metropolitan Council. The Maplewood City Council _________ this resolution on December 9, 2013. Attachment 13 CONDITIONAL USE PERMIT RESOLUTION NO. ________ WHEREASGreg Johnson of Coventry Senior Livingapplied for a conditional use permit for a planned unit development to construct a148-unit senior housing complex known as Battle Creek Presere. WHEREAS, this permit applies to the property located at 2501 Londin Lane.The legal description is: That part of the Northwest Quarter of the Northeast Quarter of Section 12, Township 28 North, Range 22 West, lying Southwesterly of New Lower Afton Road and Northerly and Northwesterly of Londin Lane WHEREAS, the history of this conditional use permit is as follows: 1.On November 19, 2013,the planning commission held a public hearing. City staff published a notice in the paper and sent notices to the surroundingproperty owners. The planning commission gave everyone at the hearing a chance to speak and present written statements. The planning commission also considered reports from the city staff. 2.On December 9,2013,the city council reviewed this request.The city council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council ________the above- described conditional use permit, because: 1.The use would be located, designed, maintained, constructed and operated to be in conformity with the city’s comprehensive plan and this Code. 2.The use would not change the existing or planned character of the surrounding area. 3.The use would not depreciateproperty values. 4.The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any personor property, because of excessive noise, glare, smoke, dust, odor,fumes, water or air pollution, drainage water runoff, vibration, general unsightliness, electrical interference or othernuisances. 5.The use wouldnot exceed the design standards of any affected street. 6.The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. Attachment 13 7.The use would not create excessive additional costs for public facilities or services. 8.The use would maximize the preservation of and incorporate the site's natural andscenic features into the development design. 9.The use wouldcause no more thanminimal adverse environmental effects. . Approval is subject to the following conditions: a.The engineering department shall review and determine approval of all final construction and engineering plans. These plans shall comply with all requirements as specified in the city engineering department’s November 4, 2013review. b.All construction shall follow the plans date-stamped November 1, 2013, and with revisions as noted in this approval. The city council may approve major changes to the plans. City staff may approve minor changes to the plans. c.The project is approved with 83 underground and 50 surface parking spaces. This is a parking reduction of 163 parking spaces (296 parking spaces are required per city code). It is required the parking spaces be at least 9.5-feet- wide. d.The project is approved tobebuilt with four stories and an overall height of approximately 51feet. e.The project is approved with a 38 square foot floor area reduction in the required unit floor area for the studio units (580 square foot units are required per city code; 542square foot units are proposed). f.The project is approved with a 25-foot front yard setback along Lower Afton Road for the one-story dining room and kitchen portion of the building (30- foot front yard setback required per city code). g.The project is approved with storage space of not less than 30 cubic feet for the memory care and transitional care units (120 cubic feet of storage area per unit required per city code). h.The approved landscape plan and tree preservation requirements shall be subject to monitoring by city staff to assure compliance. Minor modifications to these plans shall be subject to review by staff while major modifications shall require city council approval. i.The proposed construction must be substantially started within one year of city council approval or the permit shall end. The city council may extend this deadline for one year. j.The city council shall review this permit in one year. The Maplewood City Council _________this resolution on December 9,2013 Springsted Incorporated 380 Jackson Street, Suite 300 Saint Paul, MN 55101-2887 Tel: 651-223-3000 Fax: 651-223-3002 www.springsted.com MEMORANDUM TO: Michael Martin, City of Maplewood FROM: Terri Heaton, Vice-President Tom Denaway, Analyst DATE: November 13, 2013 SUBJECT: Planning Commission Review – Draft TIF Plan for District No. 1-13 At the request of the City we have prepared the following overview for the Planning Commission review of the proposed TIF Plan for TIF District No. 1-13. Minnesota Statute 469.175 Subdivision (3) outlines a number of findings that a municipality must make in order to approve the creation of a TIF District. One of the specific findings outlined in this section is, wXLEXXLIXE\MRGVIQIRX In JMRERGMRKTPERGSRJSVQWXSXLIKIRIVEPTPERJSVXLIHIZIPSTQIRXSVVIHIZIPSTQIRXSJXLIQYRMGMTEPMX]EWE[LSPIx order to comply with this requirement City’s typically ask their Planning Commission to review the proposed TIF Plan, and the development described within, and confirm by resolution the finding that the proposed development conforms to the comprehensive plan of the City. Included for the Planning Commissions review are the proposed modification to the Development Program for Development District No. 1, the proposed Tax Increment Financing (Redevelopment) Plan for TIF District No. 1-13, and the resolution approving conformity. The Planning Commission is being asked to review the provided documents, and upon concluding the proposed construction of an approximately 148-unit senior living facility to be in accordance with the comprehensive plan to make the finding through adoption of the included resolution. 'MX]SJ1ETPI[SSH1MRRIWSXE 8E\-RGVIQIRX*MRERGMRK4PER JSV 8E\-RGVIQIRX*MRERGMRK ,SYWMRK (MWXVMGX2S ;MXLMR(IZIPSTQIRX(MWXVMGX2S 0SRHMR0ERI7IRMSV,SYWMRK4VSNIGX (EXIH2SZIQFIV (VEJX 4VITEVIHF] 746-2+78)(-2'36436%8)( .EGOWSR7XVIIX7YMXI 7X4EYP12 8%&0)3*'328)287 SectionPage(s) A.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Definitions 1 B.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Statutory Authorization 1 C.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Statement of Need and Public Purpose 1 D.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Statement of Objectives 1 E.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ Designation of Tax Increment Financing District as a Housing District 1 F.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Duration of the TIF District 2 G.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Property to be Included in the TIF District 2 H.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Property to be Acquired in the TIF District 3 I.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Specific Development Expected to Occur Within the TIF District 3 J.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Findings and Need for Tax Increment Financing 3 K.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Estimated Public Costs 4 L.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Estimated Sources of Revenue 5 M.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Estimated Amount of Bonded Indebtedness 5 N.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Original Net Tax Capacity 5 O.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Original Tax Capacity Rate 6 P.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Projected Retained Captured Net Tax Capacity and Projected Tax Increment 6 Q.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Use of Tax Increment 6 R.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Excess Tax Increment 7 S.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Tax Increment Pooling and the Five Year Rule 7 T.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Limitation on Administrative Expenses 8 U.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Limitation on Property Not Subject to Improvements - Four Year Rule 8 V.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Estimated Impact on Other Taxing Jurisdictions 8 W.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Prior Planned Improvements 9 X.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Development Agreements 9 Y.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Assessment Agreements 9 Z.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Modifications of the Tax Increment Financing Plan 9 AA.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Administration of the Tax Increment Financing Plan 10 AB.͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Financial Reporting and Disclosure Requirements 11 Map of the Proposed Tax Increment Financing District ....................................................................... EXHIBIT I AssumptionsReport ........................................................................................................................... EXHIBIT II Projected Tax IncrementReport ......................................................................................................... EXHIBIT III Estimated Impact on Other Taxing Jurisdictions Report...................................................................... EXHIBIT IV Market Value Analysis Report ............................................................................................................. EXHIBIT V Projected Pay-As-You Go Note Report ............................................................................................... EXHIBIT VI 'MX]SJ1ETPI[SSH1MRRIWSXE 7IGXMSR%(IJMRMXMSRW The terms defined in this section have the meanings given herein, unless the context in which they are used indicates a different meaning: "City" means the City of Maplewood, Minnesota; also referred to as a "Municipality". "City Council" means the City Council of the City of Maplewood; also referred to as the "Governing Body". "County" means Ramsey County, Minnesota. "Development District" means Municipal Development District No. 1 in the City, which is described in the corresponding Development Program. "Development Program" means the Development Program for the Development District. "Project Area" means the geographic area of the Development District. "School District" means Independent School District No. 622, Minnesota. "State" means the State of Minnesota. "TIF Act" means Minnesota Statutes, Sections 469.174 through 469.1799, both inclusive. "TIF District" means Tax Increment Financing (Housing) District No. 1-13. "TIF Plan" means the tax increment financing plan for the TIF District (this document). 7IGXMSR&7XEXYXSV]%YXLSVM^EXMSR See Section 1.3 of the Development Program for the Development District. 7IGXMSR'7XEXIQIRXSJ2IIHERH4YFPMG4YVTSWI See Section 1.4 of the Development Program for the Development District. 7IGXMSR(7XEXIQIRXSJ3FNIGXMZIW See Section 1.5 of the Development Program for the Development District. 7IGXMSR)(IWMKREXMSRSJ8E\-RGVIQIRX*MRERGMRK(MWXVMGXEWE ,SYWMRK(MWXVMGX Housing districts are a type of tax increment financing district which consists of a project intended for occupancy, in part, by persons or families of low and moderate income. Low and moderate income is defined in federal, state, and municipal legislation. A project does not qualify if no more than 20% of the square footage of buildings that receive assistance from tax increments consist of commercial, retail, or other nonresidential uses. In addition, housing districts are subject to various income limitations and requirements for residential property. For owner occupied residential property, 95% of the housing units must be initially purchased and occupied by individuals whose family income is less than or equal to the income requirements for qualified mortgage bond projects under Page 1 746-2+78)( 'MX]SJ1ETPI[SSH1MRRIWSXE section 143(f) of the Internal Revenue Code. For residential rental property, the property must satisfy the income requirements for a qualified residential rental project as defined in section 142(d) of the Internal Revenue Code. The TIF District meets the above qualifications for these reasons: 1.The planned improvements consist of the following: a.148 senior rental units, for which one of the following will apply: at least 20% (30 units) of the rental units will be occupied by persons with incomes no greater than o 50% of county median income, at least 40% (59 units) of the rental units will be occupied by persons with incomes no greater than o 60% of county median income, 2.No improvements are planned other than housing. 3.The City will require in the development agreement that the income limitations for owner-occupied units apply to at least the initial buyers; and will require that the income limitations for all rental units apply for the duration of the TIF District. Tax increments derived from a housing district must be used solely to finance the cost of housing projects as defined above. The cost of public improvements directly related to the housing projects and the allocated administrative expenses of the Authority may be included in the cost of a housing project. 7IGXMSR*(YVEXMSRSJXLI8-*(MWXVMGX Housing districts may remain in existence 25 years from the date of receipt of the first tax increment. The City anticipates that the TIF District will remain in existence the maximum duration allowed by law (projected to be through the year 2041). Modifications of this plan (see Section Z) shall not extend these limitations. All tax increments from taxes payable in the year the TIF District is decertified shall be paid to the Authority. Pursuant to MN Statutes, Section 469.175 subdivision 1(b), the Authority elects to delay receipt of first increment until 2016. 7IGXMSR+4VSTIVX]XSFI-RGPYHIHMRXLI8-*(MWXVMGX The TIF District is an approximately 5.92 acre area of land located within the Project Area. A map showing the location of the TIF District is shown in Exhibit I. The boundaries and area encompassed by the TIF District are described below: Parcel ID Number Legal Description 12-28-22-12-0001 That part of the Northwest Quarter of the Northeast Quarter of Section 12, Township 28 North, Range 22 West, lying Southwesterly of New Lower Afton Road and Northerly and Northwesterly of Londin Lane The area encompassed by the TIF District shall also include all street or utility right-of-ways located upon or adjacent to the property described above. Page 2 746-2+78)( 'MX]SJ1ETPI[SSH1MRRIWSXE 7IGXMSR,4VSTIVX]XSFI%GUYMVIHMRXLI8-*(MWXVMGX The City may acquire and sell any or all of the property located within the TIF District. The City is currently the property owner of the redevelopment site, and does anticipate selling the property. 7IGXMSR-7TIGMJMG(IZIPSTQIRX)\TIGXIHXS3GGYV;MXLMRXLI8-*(MWXVMGX The proposed development is expected to be constructed in two phases. Phase 1 will consist of a 100-unit senior housing facility containing a mix of assisted living and memory care units, while Phase 2 will add an additional 48- units to the project. The total number of units created by both phases is 148. The development will also include common areas including dining rooms, and other resident amenities. The City anticipates using tax increment to finance a portion of the land acquisition, public utility, site improvement and other eligible improvements associated with the development, as well as related administrative expenses and pooling for affordable housing. Construction of phase 1 of the project is expected to begin and be partially completed in 2014. Phase 1 of the project will be 50% constructed in 2014, assessed and on the tax rolls as of January 2, 2015 for taxes payable in 2016. Completion of Phase 1, and the construction of phase 2 of the project is expected to begin and be fully completed in 2015, with the entire project 100% assessed and on the tax rolls as of January 2, 2016 for taxes payable in 2017. At the time this document was prepared there were no signed construction contracts with regards to the above described development. 7IGXMSR.*MRHMRKWERH2IIHJSV8E\-RGVIQIRX*MRERGMRK In establishing the TIF District, the City makes the following findings: (1) The TIF District qualifies as a housing district; See Section E of this document for the reasons and facts supporting this finding. (2) The proposed development, in the opinion of the City, would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future. The proposed development is a senior rental housing project consisting of up to 148 assisted living, memory care and independent living units in the City of Maplewood. The City has reviewed information submitted by the proposed developer, showing that the cost of providing low to moderate income housing makes the proposed development infeasible without public financial assistance. Without the improvements the City has no reason to expect that significant development of this type would occur without assistance similar to that provided in this plan. Therefore the City has no reason to believe the development would occur but-for tax increment assistance. The increased market value of the site that could reasonably be expected to occur without the use of tax increment financing would be less than the increase in market value estimated to result from the proposed development after subtracting the present value of the projected tax increments for the maximum duration of the TIF District permitted by the TIF Plan: Without the improvements the City has no reason to expect that significant redevelopment would occur without assistance similar to that provided in this plan. Therefore, the City concludes as follows: a.The City’s estimate of the amount by which the market value of the site will increase without the use of tax increment financing is $0 (except for a small amount for annual appreciation of land value). Page 3 746-2+78)( 'MX]SJ1ETPI[SSH1MRRIWSXE b.If all development which is proposed to be assisted with tax increment were to occur in the District, the total increase in market value would be approximately $15,540,000. c.The present value of tax increments from the District for the maximum duration of the district permitted by the TIF Plan is estimated to be $3,773,415. (See Exhibit VI) d.Even if some development other than the proposed development were to occur, the Council finds that no alternative would occur that would produce a market value increase greater than $11,766,415 (the amount in clause b less the amounts in clauses a and c) without tax increment assistance. The comparative analysis outlined above of the estimated market values both with and without establishment of the TIF District and the use of tax increments assumes no development will occur on the site because of the extraordinary costs associated with constructing affordable housing units. We assume the estimated market value without creation of the District would only increase at most by an incremental inflationary amount. The increase in estimated market value of the proposed development (less the indicated subtractions) exceeds the estimated market value of the site absent the establishment of the TIF District and the use of tax increments. (3) The TIF Plan conforms to the general plan for development or redevelopment of the City as a whole; and The reasons and facts supporting this finding are that the TIF District is properly zoned, and the TIF Plan has been approved by the City Planning Commission and will generally complement and serve to implement policies adopted in the City's comprehensive plan. (4) The TIF Plan will afford maximum opportunity, consistent with the sound needs of the City as a whole, for the development of the Project Area by private enterprise. The reasons and facts supporting this finding are that the development activities are necessary so that development and redevelopment by private enterprise can occur within the Project Area. 7IGXMSR/)WXMQEXIH4YFPMG'SWXW The estimated public costs of the TIF District are listed below. Such costs are eligible for reimbursement from tax increments of the TIF District. Land/Building acquisition, Public Utilities, Site Improvements/Preparation Costs, and other $2,285,000 Eligible Improvements Bond Interest Payments 587,535 Pay-go Note Interest Payments180,208 dministrative expenses 773,007 A Other Expenditures Capitalized Interest payments123,193 Cost of Issuance46,807 Pooling for ffordableHousing3,734,292 A $7,730,042 8SXEP The City reserves the right to administratively adjust the amount of any of the items listed above or to incorporate additional eligible items, so long as the total estimated public cost is not increased. Page 4 746-2+78)( 'MX]SJ1ETPI[SSH1MRRIWSXE *The City is anticipating issuing general obligation tax increment bonds, which will be secured by tax increment revenue. Additionally, the City is anticipating entering into a pay-as-you-go obligation with the Developer, which will be secured by tax increment not used in the repayment of debt service on the bond issue. 7IGXMSR0)WXMQEXIH7SYVGIWSJ6IZIRYI Tax Increment revenue $7,730,042 Interest on invested funds 0 Grants 0 Other 0 $7,730,042 8SXEP The City anticipates providing financial assistance to the proposed development through the use of both up-front and pay-as-you-go financing. As tax increments are collected from the TIF District in future years, a portion of these taxes will be used to fund debt service on a bond issuance, and a portion will be distributed to the developer/owner as reimbursement for public costs incurred (see Section K). The City reserves the right to finance any or all public costs of the TIF District using pay-as-you-go assistance, internal funding, general obligation or revenue debt, or any other financing mechanism authorized by law. The City also reserves the right to use other sources of revenue legally applicable to the Project Area to pay for such costs including, but not limited to, special assessments, utility revenues, federal or state funds, and investment income. 7IGXMSR1)WXMQEXIH%QSYRXSJ&SRHIH-RHIFXIHRIWW The Authority does anticipate issuing tax increment bonds and pay-as-you-go note obligations to finance the estimated public costs of the TIF District, and reserves the right to issue such bonds in an amount not to exceed $2,500,000. 7IGXMSR23VMKMREP2IX8E\'ETEGMX] The County Auditor shall certify the original net tax capacity of the TIF District. This value will be equal to the total net tax capacity of all property in the TIF District as certified by the State Commissioner of Revenue. For districts certified between January 1 and June 30, inclusive, this value is based on the previous assessment year. For districts certified between July 1 and December 31, inclusive, this value is based on the current assessment year. The Estimated Market Value of all property within the TIF District as of January 2, 2013, for taxes payable in 2014, is $2,060,500, and the property is classified as exempt. Upon establishment of the TIF District, and the conversion of the property to a taxable rental classification it is estimated that the original net tax capacity of the TIF District will be approximately $24,875, based on an EMV of $1,990,000 which is the anticipated sale price of the property to the Developer. Each year the County Auditor shall certify the amount that the original net tax capacity has increased or decreased as a result of: (1) changes in the tax-exempt status of property; (2) reductions or enlargements of the geographic area of the TIF District; (3) changes due to stipulation agreements or abatements; or (4) changes in property classification rates. Page 5 746-2+78)( 'MX]SJ1ETPI[SSH1MRRIWSXE 7IGXMSR33VMKMREP8E\'ETEGMX]6EXI The County Auditor shall also certify the original tax capacity rate of the TIF District. This rate shall be the sum of all local tax rates that apply to property in the TIF District. This rate shall be for the same taxes payable year as the original net tax capacity. In future years, the amount of tax increment generated by the TIF District will be calculated using the lesser of (a) the sum of the current local tax rates at that time or (b) the original tax capacity rate of the TIF District. At the time this document was prepared, the sum of all local tax rates that apply to property in the TIF District, for taxes levied in 2013 and payable in 2014, was not yet available. When this total becomes available, the County Auditor shall certify this amount as the original tax capacity rate of the TIF District. For purposes of estimating the tax increment generated by the TIF District, the final local tax rates for taxes levied in 2012 and payable in 2013, is 119.778% as shown below. Final 2012/2013 Taxing Jurisdiction Local Tax Rate City of Maplewood 48.659% Ramsey County 65.240% ISD # 622 32.202% Other 11.521% Total 157.622% 7IGXMSR44VSNIGXIH6IXEMRIH'ETXYVIH2IX8E\'ETEGMX]ERH 4VSNIGXIH8E\-RGVIQIRX The City anticipates that approximately 50% of phase 1 will be completed by December 31, 2014, creating a total tax capacity for TIF District No. 1-14 of $90,500 as of January 2, 2015. The captured tax capacity as of that date is estimated to be $65,625 and the first year of tax increment is estimated to be $103,439 payable in 2016. The City anticipates both phases of the project will be 100% completed by December 31, 2015, creating a total tax capacity of $219,125 as of January 2, 2016; resulting in the first full increment amount of $306,181 generated in payable 2017. A complete schedule of estimated increment from the TIF District is shown in Exhibit III. The estimates shown in this TIF Plan assume that the housing development will be designated as rental property, and that the class rate will be 1.25%, and assumes no annual increases in market values. Each year the County Auditor shall determine the current net tax capacity of all property in the TIF District. To the extent that this total exceeds the original net tax capacity, the difference shall be known as the captured net tax capacity of the TIF District. The County Auditor shall certify to the City the amount of captured net tax capacity each year. The City may choose to retain any or all of this amount. It is the City’s intention to retain 100% of the captured net tax capacity of the TIF District. Such amount shall be known as the retained captured net tax capacity of the TIF District. Exhibit II gives a listing of the various information and assumptions used in preparing a number of the exhibits contained in this TIF Plan, including Exhibit III which shows the projected tax increment generated over the anticipated life of the TIF District. 7IGXMSR59WISJ8E\-RGVIQIRX Page 6 746-2+78)( 'MX]SJ1ETPI[SSH1MRRIWSXE Each year the County Treasurer shall deduct 0.36% of the annual tax increment generated by the TIF District and pay such amount to the State's General Fund. Such amounts will be appropriated to the State Auditor for the cost of financial reporting and auditing of tax increment financing information throughout the state. Exhibit III shows the projected deduction for this purpose over the anticipated life of the TIF District. The City has determined that it will use 100% of the remaining tax increment generated by the TIF District for any of the following purposes: (1) Pay for the estimated public costs of the TIF District (see Section K) and County administrative costs associated with the TIF District (see Section T); (2) pay principal and interest on tax increment bonds or other bonds issued to finance the estimated public costs of the TIF District; (3) accumulate a reserve securing the payment of tax increment bonds or other bonds issued to finance the estimated public costs of the TIF District; (4) pay all or a portion of the county road costs as may be required by the County Board under M.S. Section 469.175, Subdivision 1a; or (5) return excess tax increments to the County Auditor for redistribution to the City, County and School District. Tax increments from property located in one county must be expended for the direct and primary benefit of a project located within that county, unless both county boards involved waive this requirement. Tax increments shall not be used to circumvent levy limitations applicable to the City. Tax increment shall not be used to finance the acquisition, construction, renovation, operation, or maintenance of a building to be used primarily and regularly for conducting the business of a municipality, county, school district, or any other local unit of government or the State or federal government, or for a commons area used as a public park, or a facility used for social, recreational, or conference purposes. This prohibition does not apply to the construction or renovation of a parking structure or of a privately owned facility for conference purposes. 7IGXMSR6)\GIWW8E\-RGVIQIRX In any year in which the tax increments from the TIF District exceed the amount necessary to pay the estimated public costs authorized by the TIF Plan, the City shall use the excess tax increments to: (1) prepay any outstanding tax increment bonds; (2) discharge the pledge of tax increments thereof; (3) pay amounts into an escrow account dedicated to the payment of the tax increment bonds; or (4) return excess tax increments to the County Auditor for redistribution to the City, County and School District. The County Auditor must report to the Commissioner of Education the amount of any excess tax increment redistributed to the School District within 30 days of such redistribution. 7IGXMSR78E\-RGVIQIRX4SSPMRKERHXLI*MZI=IEV6YPI As permitted under Minnesota Statutes, Section 469.1763, subdivision 2(b) and subdivision 3(a)(5), any expenditures of increment from the TIF District to pay the cost of a “housing project” as defined in Minnesota Statutes, Section 469.174, subd. 11 will be treated as an expenditure within the district for the purposes of the “pooling rules” and the Page 7 746-2+78)( 'MX]SJ1ETPI[SSH1MRRIWSXE “five year rule”. The City does not currently anticipate that tax increments will be spent outside the TIF District (except allowable administrative expenses), but such expenditures are expressly authorized in this TIF Plan. 7IGXMSR80MQMXEXMSRSR%HQMRMWXVEXMZI)\TIRWIW Administrative expenses are defined as all costs of the City other than: (1) amounts paid for the purchase of land; (2) amounts paid for materials and services, including architectural and engineering services directly connected with the proposed development within the TIF District; (3) relocation benefits paid to, or services provided for, persons or businesses residing or located within the TIF District; or (4) amounts used to pay interest on, fund a reserve for, or sell at a discount, tax increment bonds. Administrative expenses include amounts paid for services provided by bond counsel, fiscal consultants, planning or economic development consultants, and actual costs incurred by the County in administering the TIF District. Tax increments may be used to pay administrative expenses of the TIF District up to the lesser of (a) 10% of the total estimated tax increment expenditures authorized by the TIF Plan or (b) 10% of the total tax increment for the project. 7IGXMSR90MQMXEXMSRSR4VSTIVX]2SX7YFNIGXXS-QTVSZIQIRXW*SYV=IEV6YPI If after four years from certification of the TIF District no demolition, rehabilitation, renovation, or qualified improvement of an adjacent street has commenced on a parcel located within the TIF District, then that parcel shall be excluded from the TIF District and the original net tax capacity shall be adjusted accordingly. Qualified improvements of a street are limited to construction or opening of a new street, relocation of a street, or substantial reconstruction or rebuilding of an existing street. The City must submit to the County Auditor, by February 1 of the fifth year, evidence that the required activity has taken place for each parcel in the TIF District. If a parcel is excluded from the TIF District and the City or owner of the parcel subsequently commences any of the above activities, the City shall certify to the County Auditor that such activity has commenced and the parcel shall once again be included in the TIF District. The County Auditor shall certify the net tax capacity of the parcel, as most recently certified by the Commissioner of Revenue, and add such amount to the original net tax capacity of the TIF District. 7IGXMSR:)WXMQEXIH-QTEGXSR3XLIV8E\MRK.YVMWHMGXMSRW Exhibit IV shows the estimated impact on other taxing jurisdictions if the maximum projected retained captured net tax capacity of the TIF District was hypothetically available to the other taxing jurisdictions. The City believes that there will be no adverse impact on other taxing jurisdictions during the life of the TIF District, since the proposed development would not have occurred without the establishment of the TIF District and the provision of public assistance. A positive impact on other taxing jurisdictions will occur when the TIF District is decertified and the development therein becomes part of the general tax base. The fiscal and economic implications of the proposed tax increment financing district, as pursuant to Minnesota Statutes, Section 469.175, Subdivision 2, are listed below. 1.The total maximum amount of tax increment that will be generated over the life of the District is estimated to be $7,730,042. Page 8 746-2+78)( 'MX]SJ1ETPI[SSH1MRRIWSXE 2.To the extent the housing project in the proposed TIF District generates any public cost impacts on City- provided services such as police and fire protection, public infrastructure, and borrowing costs attributable to the District, such costs will be levied upon the taxable net tax capacity of the City, excluding that portion captured by the District. 3.The maximum amount of tax increments over the life of the District that would be attributable to School District levies, assuming the School District’s share of the total local tax rate for all taxing jurisdictions remained the same, is estimated to be $1,584,942. 4.The maximum amount of tax increments over the life of the District that would be attributable to County levies, assuming the County’s share of the total local tax rate for all taxing jurisdictions remained the same is estimated to be $3,211,031. 5.No additional information has been requested by the County or School District. 7IGXMSR;4VMSV4PERRIH-QTVSZIQIRXW The City shall accompany its request for certification to the County Auditor (or notice of district enlargement), with a listing of all properties within the TIF District for which building permits have been issued during the 18 months immediately preceding approval of the TIF Plan. The County Auditor shall increase the original net tax capacity of the TIF District by the net tax capacity of each improvement for which a building permit was issued. There have been no building permits issued in the last 18 months in conjunction with any of the properties within the TIF District. 7IGXMSR<(IZIPSTQIRX%KVIIQIRXW If within a project containing a housing district, more than 10% of the acreage of the property to be acquired by the City is purchased with tax increment bonds proceeds (to which tax increment from the property is pledged), then prior to such acquisition, the City must enter into an agreement for the development of the property. Such agreement must provide recourse for the City should the development not be completed. The City anticipates entering into an agreement for development, but does not anticipate acquiring any property located within the TIF District. 7IGXMSR=%WWIWWQIRX%KVIIQIRXW The City may, upon entering into a development agreement, also enter into an assessment agreement with the developer, which establishes a minimum market value of the land and improvements for each year during the life of the TIF District. The assessment agreement shall be presented to the County or City Assessor who shall review the plans and specifications for the improvements to be constructed, review the market value previously assigned to the land, and so long as the minimum market value contained in the assessment agreement appears to be an accurate estimate, shall certify the assessment agreement as reasonable. The assessment agreement shall be filed for record in the office of the County Recorder of each county where the property is located. Any modification or premature termination of this agreement must first be approved by the City, County and School District. The City does anticipate entering into an assessment agreement. 7IGXMSR>1SHMJMGEXMSRWSJXLI8E\-RGVIQIRX*MRERGMRK4PER Page 9 746-2+78)( 'MX]SJ1ETPI[SSH1MRRIWSXE Any reduction or enlargement in the geographic area of the Project Area or the TIF District; increase in the amount of bonded indebtedness to be incurred; increase in the amount of capitalized interest; increase in that portion of the captured net tax capacity to be retained by the City; increase in the total estimated public costs; or designation of additional property to be acquired by the City shall be approved only after satisfying all the necessary requirements for approval of the original TIF Plan. This paragraph does not apply if: (1) the only modification is elimination of parcels from the TIF District; and (2) the current net tax capacity of the parcels eliminated equals or exceeds the net tax capacity of those parcels in the TIF District's original net tax capacity, or the City agrees that the TIF District's original net tax capacity will be reduced by no more than the current net tax capacity of the parcels eliminated. The City must notify the County Auditor of any modification that reduces or enlarges the geographic area of the TIF District. The geographic area of the TIF District may be reduced but not enlarged after five years following the date of certification. 7IGXMSR%%%HQMRMWXVEXMSRSJXLI8E\-RGVIQIRX*MRERGMRK4PER Upon adoption of the TIF Plan, the City shall submit a copy of such plan to the Minnesota Department of Revenue. The City shall also request that the County Auditor certify the original net tax capacity and net tax capacity rate of the TIF District. To assist the County Auditor in this process, the City shall submit copies of the TIF Plan, the resolution establishing the TIF District and adopting the TIF Plan, and a listing of any prior planned improvements. The City shall also send the County Assessor any assessment agreement establishing the minimum market value of land and improvements in the TIF District, and shall request that the County Assessor review and certify this assessment agreement as reasonable. The County shall distribute to the City the amount of tax increment as it becomes available. The amount of tax increment in any year represents the applicable property taxes generated by the retained captured net tax capacity of the TIF District. The amount of tax increment may change due to development anticipated by the TIF Plan, other development, inflation of property values, or changes in property classification rates or formulas. In administering and implementing the TIF Plan, the following actions should occur on an annual basis: (1) prior to July 1, the City shall notify the County Assessor of any new development that has occurred in the TIF District during the past year to insure that the new value will be recorded in a timely manner. (2) if the County Auditor receives the request for certification of a new TIF District, or for modification of an existing TIF District, before July 1, the request shall be recognized in determining local tax rates for the current and subsequent levy years. Requests received on or after July 1 shall be used to determine local tax rates in subsequent years. (3) each year the County Auditor shall certify the amount of the original net tax capacity of the TIF District. The amount certified shall reflect any changes that occur as a result of the following: (a) the value of property that changes from tax-exempt to taxable shall be added to the original net tax capacity of the TIF District. The reverse shall also apply; (b) the original net tax capacity may be modified by any approved enlargement or reduction of the TIF District; (c) if laws governing the classification of real property cause changes to the percentage of estimated market value to be applied for property tax purposes, then the resulting increase or decrease in net tax capacity shall be applied proportionately to the original net tax capacity and the retained captured net tax capacity of the TIF District. Page 10 746-2+78)( 'MX]SJ1ETPI[SSH1MRRIWSXE The County Auditor shall notify the City of all changes made to the original net tax capacity of the TIF District. 7IGXMSR%&*MRERGMEP6ITSVXMRKERH(MWGPSWYVI6IUYMVIQIRXW The City will file the TIF Plan, and any subsequent amendments thereto, with the Commissioner of Revenue and the Office of the State Auditor pursuant to Minnesota Statutes, Section 469.175, subdivision 4A. The City will comply with all reporting requirements for the TIF District under Minnesota Statutes, Section 469.175, subdivisions 5 and 6. Page 11 746-2+78)( Exhibit I Map of Proposed TIF Plan within Development District Page 12 746-2+78)( Exhibit II Assumptions Report City of Maplewood, Minnesota Tax Increment Financing (Housing) District No. 1-13 Londin Lane Senior Housing Project TIF Projections -Phase 1&2 - 148 Units - $105,000/Unit EMV + Base Value Type of Tax Increment Financing DistrictHousing Maximum Duration of TIF District25 years from 1st increment Projected Certification Request Date12/09/13 Projected Certification Request Date12/09/13 Decertification Date12/31/41 (26 Years of Increment) 2013/2014 Base Estimated Market Value$1,990,000 Original Net Tax Capacity$24,875 Assessment/Collection Year 2013/20142014/20152015/20162016/2017 Base Estimated Market Value$1,990,000$1,990,000$1,990,000$1,990,000 Estimated Increase in Value - New Construction005,250,00015,540,000 Total Estimated Market Value1,990,0001,990,0007,240,00017,530,000 Total Net Tax Capacity$24,875$24,875$90,500$219,125 City of Maplewood48.659% Ramsey County65.240% ISD #62232.202% Other11.521% Local Tax Capacity Rate157.622%2012/2013 Fiscal Disparities Contribution From TIF District0.0000% Administrative Retainage Percent (maximum = 10%)10.00% Pooling Percent0.00% BondsNote (Pay-As-You-Go) Bonds DatedNANote Dated01/01/31 Bond RateNANote Rate5.00% Bond AmountNANote Amount$1,200,000 Present Value Date & Rate12/09/135.00%PV Amount$3,422,997 Notes Projections assume no future changes to classification rates and current tax rates remain constant. Projections are based on a per unit EMV of $105,000 based on existing Shores project as comp. Base value assumptions is based on land sale price, and a 0% MV inflator is assumed. Page 13 746-2+78)( Exhibit V Market Value Analysis Report City of Maplewood, Minnesota Tax Increment Financing (Housing) District No. 1-13 Londin Lane Senior Housing Project TIF Projections -Phase 1&2 - 148 Units - $105,000/Unit EMV + Base Value Assumptions Present Value Date12/09/13 P.V. Rate - Gross T.I.5.00% Increase in EMV With TIF District$15,540,000 Less: P.V of Gross Tax Increment3,773,585 Subtotal$11,766,415 Less: Increase in EMV Without TIF0 Difference$11,766,415 AnnualPresent Gross TaxValue @ Year Increment5.00% 1201500 22016103,43990,182 32017306,181254,228 42018306,181242,122 52019306,181230,592 62020306,181219,612 72021306,181209,154 82022306,181199,194 92023306,181189,709 102024306,181180,675 112025306,181172,072 122026306,181163,878 132027306,181156,074 142028306,181148,642 152029306,181141,564 162030306,181134,823 172031306,181128,402 182032306,181122,288 192033306,181116,465 202034306,181110,919 212035306,181105,637 222036306,181100,607 232037306,18195,816 242038306,18191,253 252039306,18186,908 262040306,18182,769 $7,451,783$3,773,585 746-2+78)( Exhibit V Projected Pay-As-You-Go Note Report City of Maplewood, Minnesota Tax Increment Financing (Housing) District No. 1-13 Londin Lane Senior Housing Project TIF Projections -Phase 1&2 - 148 Units - $105,000/Unit EMV + Base Value Note Date:01/01/31 Note Rate:5.00% Amount:$1,200,000 Semi-AnnualLoan NetCapitalizedBalance DatePrincipalInterestP & IRevenueInterestOutstanding (1)(2)(3)(4)(5)(6)(7) 1,200,000.00 02/01/140.000.000.000.000.001,200,000.00 08/01/140.000.000.000.000.001,200,000.00 02/01/150.000.000.000.000.001,200,000.00 08/01/150.000.000.000.000.001,200,000.00 02/01/160.000.000.000.000.001,200,000.00 08/01/160.000.000.000.000.001,200,000.00 02/01/170.000.000.000.000.001,200,000.00 08/01/170.000.000.000.000.001,200,000.00 02/01/180.000.000.000.000.001,200,000.00 08/01/180.000.000.000.000.001,200,000.00 02/01/190.000.000.000.000.001,200,000.00 08/01/190.000.000.000.000.001,200,000.00 02/01/200.000.000.000.000.001,200,000.00 08/01/200.000.000.000.000.001,200,000.00 02/01/210.000.000.000.000.001,200,000.00 08/01/210.000.000.000.000.001,200,000.00 02/01/220.000.000.000.000.001,200,000.00 08/01/220.000.000.000.000.001,200,000.00 02/01/230.000.000.000.000.001,200,000.00 08/01/230.000.000.000.000.001,200,000.00 02/01/240.000.000.000.000.001,200,000.00 08/01/240.000.000.000.000.001,200,000.00 02/01/250.000.000.000.000.001,200,000.00 08/01/250.000.000.000.000.001,200,000.00 02/01/260.000.000.000.000.001,200,000.00 08/01/260.000.000.000.000.001,200,000.00 02/01/270.000.000.000.000.001,200,000.00 08/01/270.000.000.000.000.001,200,000.00 02/01/280.000.000.000.000.001,200,000.00 08/01/280.000.000.000.000.001,200,000.00 02/01/290.000.000.000.000.001,200,000.00 08/01/290.000.000.000.000.001,200,000.00 02/01/300.000.000.000.000.001,200,000.00 08/01/300.000.000.000.000.001,200,000.00 02/01/310.000.000.000.0030,000.001,230,000.00 08/01/31106,535.5030,750.00137,285.50137,285.500.001,123,464.50 02/01/32109,198.8928,086.61137,285.50137,285.500.001,014,265.61 08/01/32111,928.8625,356.64137,285.50137,285.500.00902,336.75 02/01/33114,727.0822,558.42137,285.50137,285.500.00787,609.67 08/01/33117,595.2619,690.24137,285.50137,285.500.00670,014.41 02/01/34120,535.1416,750.36137,285.50137,285.500.00549,479.27 08/01/34123,548.5213,736.98137,285.50137,285.500.00425,930.75 02/01/35126,637.2310,648.27137,285.50137,285.500.00299,293.52 08/01/35129,803.167,482.34137,285.50137,285.500.00169,490.36 02/01/36133,048.244,237.26137,285.50137,285.500.0036,442.12 08/01/3636,442.12911.0537,353.1737,353.170.000.00 02/01/370.000.000.000.000.000.00 08/01/370.000.000.000.000.000.00 02/01/380.000.000.000.000.000.00 08/01/380.000.000.000.000.000.00 02/01/390.000.000.000.000.000.00 08/01/390.000.000.000.000.000.00 02/01/400.000.000.000.000.000.00 08/01/400.000.000.000.000.000.00 02/01/410.000.000.000.000.000.00 $1,230,000$180,208.17$1,410,208.17$1,410,208.17$30,000.00 Surplus Tax Increment 1,335,501.83 Total Net Revenue $2,745,710.00 746-2+78)( RESOLUTION OF THE PLANNING COMMISSION FINDING THE MODIFICATION TO THE DEVELOPMENT PROGRAM FOR DEVELOPMENT DISTRICT NO. 1 AND THE TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-13CONFORM TO THE CITY PLANS FOR DEVELOPMENT OR REDEVELOPMENT OF THE CITY AS A WHOLE WHEREAS, the City of Maplewood, Minnesota (the "City"), has prepared a modification to the Development Program for Development District No. 1 (the "Development Program Modification") and a Tax Increment Financing Plan (the "TIF Plan") for Tax Increment Financing (Redevelopment) District No. 1-13therein and has submitted the Development Program Modification and the TIF Plan to the City Planning Commission pursuant to Minnesota Statutes, Section 469.126 and Section 469.175, Subdivision 3, and WHEREAS, the Planning Commission has reviewed said Development Program Modification and TIF Plan to determine their conformity to the general plan for the development or redevelopment of the City as a whole; and WHEREAS, the Planning Commission is in agreement with the Development Program Modification and TIF Plan. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission that the proposed Development Program Modification and TIF Plan conform to the general plan for the development or redevelopment of the City as a whole and the Planning Commission recommends the Development Program Modification and TIF Plan to the City Council of the City of Maplewood for its approval. th Approved by the Planning Commission of the City of Maplewood, this 19day of November, 2013. _________________________________ Chair Planning Commission of the City of Maplewood 3778125v1 MEMORANDUM TO: Charles Ahl, City Manager FROM: Tom Ekstrand, Senior Planner DATE: November 4, 2013 SUBJECT: Approval of a Resolution of Appreciation for Planning Commissioner Larry Durand Introduction Larry Durand submitted his resignation as a member of the Maplewood Planning Commission. The city council appointed Larry to the planning commission on May 14, 2012. Staff requests that the planning commission forward the attached resolution of appreciation to the city council acknowledging Commissioner Durand’s service to the city and thanking him for his contribution. Recommendation Accept the attached resolution of appreciation for Commissioner Durandand forward this acknowledgement to the city council for their approval. Attachment 1.Resolution of Appreciationfor Larry Durand P: PlanningCommission\Resolution of Appreciation for Larry Durand 10 13 te JOINT RESOLUTION OF APPRECIATION WHEREAS, Larry Durand has been a member of the Maplewood Planning Commission since May 14, 2012and hasserved faithfully in that capacity; and WHEREAS, Larryhas freely given of his time and energy, without compensation, for the betterment of the City of Maplewood; and WHEREAS, the membership of the planning commission has appreciatedthe experience, insights and good judgmentLarryhas provided; and WHEREAS, Larry has shown sincerededication to hisduties and has consistently contributed hisleadership, timeand effort for the benefit of the City. NOW, THEREFORE, IT IS HEREBY RESOLVED forand on behalf of the City of Maplewood, Minnesota, and its citizens that Larry Durand is hereby extended our gratitude and appreciation for hisdedicated service. Passed by the Maplewood City Council on ___________, 2013 ____________________________________ Will Rossbach, Mayor Passed by the Maplewood Planning Commission On_____________, 2013 ____________________________________ Tushar Desai, Chairperson Attest: ________________________________ Karen Guilfoile, City Clerk