Loading...
HomeMy WebLinkAbout04/09/2002 ~ AGENDA MAPLEWOOD HOUSING AND REDEVELOPMENT AUTHORITY TUESDAY. APRIL 9,2002 7:00 P.M. CITY HALL MAPLEWOOD ROOM 1. Call to Order 2. Roll Call 3. Approval of Minutes a. July 11. 2001 4. Approval of Agenda 5. Communications 6. Unfinished Business a. Larpentuer Avenue Properties 7. New Business a. Hillcrest Village Smart Growth Study Update b. Manufactured Home Park Closing Ordinance 8. Date of Next Meeting 9. Adjournment c:memoIHRAAGENO.MEM MINUTES OF THE MAPLEWOOD HOUSING AND REDEVELOPMENT AUTHORITY 1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA TUESDAY, APRIL 9,2002 7:00 P.M. CITY HALL MAPLEWOOD ROOM I. CALL TO ORDER Chairperson Fischer called the meeting to order at 7:05 p.m. II. ROLL CALL Commissioner Tom Connelly Commissioner Lorraine Fischer Commissioner Joe O'Brien Commissioner Gary Pearson Commissioner Beth Ulrich Present Present Absent Present Present Staff Present: Tom Ekstrand, Assistant Community Development Director Melinda Coleman, Assistant City Manager Recording Secretary Lisa Kroll III. APPROVAL OF MINUTES Approval of the minutes for July 11, 2001. Commissioner Pearson moved to approve the minutes. Commissioner Ulrich seconded. Ayes - Fischer, Pearson, Ulrich Abstention - Connelly The motion carried. IV. APPROVAL OF AGENDA No changes to the agenda. Chairperson Fischer said commission members decided to add the issue of truth in housing to the next agenda for the meeting on May 14, 2002. Commissioner Pearson moved to approve the agenda. Commissioner Connelly seconded. Ayes -Connelly, Fischer, Pearson, Ulrich The motion carried. Housing and Redevelopment Authority -2- Minutes of 04-09-02 V. COMMUNICATIONS None. VI. UNFINISHED BUSINESS a. Larpenteur Avenue Properties Mr. Ekstrand said in 2001, Maplewood purchased three single-family homes on the northwest corner of Larpenteur Avenue and Adolphus Street with funds from the city's Housing Replacement Program. The homes had been flooded after the pond located to the north of the properties overflowed during a rainstorm in April 2001. The flooding caused a large amount of damage to these older homes. None of the property owners were eligible for flood insurance coverage through the League of Minnesota Cities Insurance Trust or through their private insurance companies. The purchase of the three homes by the city with the Housing Replacement Program funds helped cover some of the flooding damage expense as well as addressed an older housing stock within the city that needed upgrading. Staff is now exploring several options for redevelopment of these properties. First, the city could sell the lots for redevelopment of three new single-family homes; second, the city could rezone the properties to a higher density for the development of townhouses; and third, the city could purchase two adjacent lots allowing for a more comprehensive land use plan to include rezoning all five properties to a higher density for the development of townhouses. On July 23,2001, the city council authorized the purchase of the properties at 209, 211 and 215 Larpenteur Avenue with Housing Replacement funds. Mr. Ekstrand said recently the city received a proposal for redevelopmentfor the three city-owned lots by Lisa Brass of Welsh Companies and Terry Miller of T.J. Miller and Associates, Inc. The development proposal includes an 11-unit transitional housing program for woman (and their children) released from the Minnesota Correctional Facility in Shakopee or the Challenge Incarceration Program in Willow River. The city has not actively marketed the three city-owned lots or asked for request for proposals for redevelopment of the lots. This proposal was presented to the city after these two real estate professionals became aware that the city purchased the lots for redevelopment. Such a development would entail rezoning and amending the land use plan on the three lots to a higher density and may also require a conditional use permit for a state licensed residential program. This development proposal is included for discussion only. On March 4, 2002, the planning commission reviewed the redevelopment options for the Larpenteur Avenue properties. A majority of the planning commissioners agreed that redevelopment of the three lots alone should be limited to single-family housing. However, if the city was able to purchase one or both of the adjacent homes, the planning commissioners felt that rezoning the lots to a higher density would be a good redevelopment strategy. The planning commissioners were split between the higher density redevelopment options. Housing and Redevelopment Authority -3- Minutes of 04-09-02 Staff recommends the housing redevelopment authority make a recommendation on the following items: 1. Should the city redevelop the properties with three single-family homes or redevelop the properties with town homes? 2. Should the city negotiate the purchase of the properties at 189 Larpenteur Avenue and 1701 Adolphus Street to include in the redevelopment? 3. If the properties are developed for town homes, should the city rezone and amend the land use classification for the properties from Single Dwelling Residential (R-1) to Double Dwelling Residential (R-2)? 4. If the properties are developed for town homes, should the city rezone and amend the land use classification for the properties from Single Dwelling Residential (R-1) to Multiple Dwelling Residential - Medium (R-3M) to allow for 6 units per acre? 5. Should the city pursue other redevelopment options as seen in the Glory House redevelopment proposal? Commissioner Connelly asked staff if the original homeowners received any insurance money from the flooding and did the city receive any insurance money? Ms. Coleman said the League of Minnesota Cities would not claim any responsibility or payout any money to the homeowners and that is why the city stepped up. The city did not receive any insurance money either. The city has a lot invested in this project and there is potential there with the pond in the back. The residents at 1701 Adolphus Street are willing to sell and Ms. Coleman has a meeting with the resident at 189 Larpenteur Avenue on April 12, 2002 to see if they are interested in selling. If the city can get the other two residents to sell to the city this would make for a better scenario for a development. The three homes the city purchased on Larpenteur Avenue have been demolished. Commissioner Connelly said he votes to eliminate the Glory House proposition for women out of prison. This would be a tax-exempt building and the city wants to maximize the city's return on their money to continue this program of buying properties and replenishing funds. The city would get more money from having a townhouse development rather than three single-family homes. Chairperson Fischer stated that the planning commission voted that if the city had only the three lots they would be better off building three single-family homes. Commissioner Connelly asked staff if they knew how much the other two lots would sell for? Ms. Coleman said no she did not. Commissioner Ulrich asked staff if they knew what the accessed value was? Ms. Coleman said no she did not and staff should check into that but she did know that the home at 1701 Adolphus Street was recently appraised because the homeowners took out a second mortgage and it was appraised at $160,000. Commissioner Pearson asked staff if the homeowners paid for their own appraisal or did the city? Housing and Redevelopment Authority -4- Minutes of 04-09-02 Ms. Coleman said the city paid for the appraisals. Someone from the real estate community needs to work with staff and go out and look at the lots and give the city some idea of the value of the lots, which would be helpful in marketing the area. Commissioner Ulrich asked staff if the city would do the townhouse scenario would the city make one of the units a habitat-for-humanity home? Ms. Coleman asked if habitat gets involved with townhouses? Commissioner Ulrich said yes they do. She said the developer builds the exterior and the homeowner and or volunteers build the interior. Ms. Coleman said that is definitely something for the city to consider and that will be done at the Mogren property across the street from the city. Part of her thinks it is an excellent idea and the other thinks the city needs to capitalize on this project and get the money they can to keep the fund going. Chairperson Fischer asked if any of the commission members have a problem with putting town homes on this property if the city can purchase the other two lots? Commissioner Ulrich said she thinks it would fit nicely in the community. Chairperson Fischer said she thinks the town houses would go nicely too without being overwhelming. Commissioner Connelly said the whole idea of this project is to make some more money to put back into the fund and town homes would be the way to go. He asked staff if the city would have to do anything in the back of the properties where the pond is? Ms. Coleman said yes. Mr. Ekstrand said with the three lots there is room to have six units based on lot measurement that would be three two-unit buildings. Commission members agree the city wants to maximize the return from the lots purchased. If the city can get the other two lots members agree that town homes would be acceptable and if the city cannot purchase the remaining two lots then the city should go with twin homes on the three lots. Commissioner Pearson moved that the housing redevelopment authority recommend to the city council that the city maximize their return from the lots purchased. If the city can purchase the other two remaining lots then a town home development would be acceptable. If the city cannot purchase the remaining two lots then the city should develop twin homes on the three lots. Commissioner Connelly seconded. Ayes - Connelly, Fischer, Pearson, Ulrich The motion carried. Ms. Coleman said staff will come back to the HRA with this item again for discussion. Housing and Redevelopment Authority -5- Minutes of 04-09-02 VII. NEW BUSINESS a. Hillcrest Village Smart Growth Study Update Mr. Ekstrand said over the past year, the community development staff has been involved in a "Smart Growth" study with the Metropolitan Council. The Metropolitan Council is studying six commercial neighborhoods in the metro area. The Hillcrest Shopping Center, including the contiguous part of Maplewood north of Larpenteur Avenue, is one of these. The Smart-Growth study is a new initiative that involves citizens in shaping the future growth and redevelopment of their neighborhoods. The goal is to create livable neighborhoods where homes, jobs and services are linked by walkable streets. On April 26, 2001, the Metropolitan Council, Calthorpe and Associates and HGA held a workshop at Woodland Hills Church in Maplewood. This workshop allowed area residents, business owners and St. Paul and Maplewood staff and government personnel to participate by offering their desires and preferences on how they would like this area to redevelop. On May 24,2001, the group met again at Woodland Hills Church to present the consultants' two development alternatives to the community. Since this last session, the consultants have been working on a final development concept taking into account comments from the participants and the community. On July 24,2001, the planning commission reviewed the two development alternatives and made comments enclosed in the staff report. On Thursday April 25, 2002, the city invites everyone to a discussion at the Woodland Hills Church in Maplewood from 6:30 until 8:30 p.m. Mr. Ekstrand said no motion was needed this was strictly informational and encourage members to attend the meeting on April 25, 2002. b. Manufactured Home Park Closing Ordinance Mr. Ekstrand said in 1987, the Minnesota State Legislature passed a law allowing cities and municipalities to pass park-closing ordinances (Minnesota Statutes, Section 327C.095). The purpose of such an ordinance is to help protect citizens living in manufactured home parks in the event of a park closing by requiring park owners to reimburse homeowners for relocation costs if their home can be moved, and if not, purchase the manufactured home. The City of Maplewood received a proposed manufactured home park-closing ordinance for the city council's review from All Parks Alliance for Change (APAC). APAC is a non-profit organization that serves as a tenant's union for manufactured home owners. They help organize park residents to understand and protect their rights as specified in state law. APAC sent a mailing to a majority of the city's park residents regarding their proposed ordinance. In the mailing they requested that the residents show their support of a park-closing ordinance by signing their name and address to a postcard and sending it to the city. To date, the city has received 190 postcards in support of the proposed ordinance. Housing and Redevelopment Authority -6- Minutes of 04-09-02 On February 25, 2002, after reviewing APAC's proposed manufactured home park-closing ordinance, the city council directed staff to review the request and forward a recommendation to them. Staff is requesting input from the Maplewood Housing Redevelopment Authority (HRA) to assist us in our review of APAC's request, and the many manufactured home park resident's request, for the city to pass a manufactured home park-closing ordinance. The law states that a park owner must notify the city and the residents of a park closing nine months prior to the proposed closing. Once notice is received, the city must hold a public hearing to review the impacts that the park closing may have on the displaced residents and the park owners. The city may reauire payment by the park owner to be made to the displaced resident for reasonable relocation costs. If a resident cannot relocate the home to another park within 25 miles of the park that is being closed, the resident is entitled to relocation costs based upon an average of relocation costs awarded to other residents. The law further states that the city may also reauire that other parties, including the city, involved in the park closing provide additional compensation to residents to mitigate the adverse financial impact of the park closing upon the resident. Commissioner Pearson asked if anybody on staff checked with two municipalities in Brainerd and Willmar that actually had closings of a manufactured home park but did not pass the ordinance? He would be curious as to what their concerns were and why they did not pass the ordinance. Mr. Ekstrand said no not yet. Chairperson Fischer asked Mr. Pearson if in the ordinance could the city tie the definitions of a HUD house to the manufactured home closing ordinance? Commissioner Pearson said maybe. Commissioner Ulrich asked Mr. Pearson what the vacancy rate is in the mobile home parks? Commissioner Pearson said it is almost non-existent. Commissioner Ulrich said if a park did close there would not be any room to move the mobile homes to then. Chairperson Fischer said unless they took the trailer and put it up at a lot up north for use as a cabin someplace. Commissioner Pearson said it is not just the trailer that needs to be moved. You would have to move the deck, steps, shed, air conditioning unit and the mobile home itself and that is very costly to do for a whole park. The other fact is that many of the mobile homes are so old that if you tried to pull one they would fall apart and could not be moved anyway. Housing and Redevelopment Authority -7- Minutes of 04-09-02 Commissioner Pearson said he runs his mobile home parks differently then other parks are run. He invites the health department in and he would like them to come at least two or three times a year. He wants to provide a clean environment and community. The garbage company and recycling company he has hired makes sure that there is no garbage or recycling items on the street and if something falls out they are to clean it up so when they leave the area it is spotless. When a resident sells their mobile home to someone else the deposit is returned to them along with a survey asking several questions regarding how the park was run, what would they change, were the restrictions strict enough or too strict, and what would they do if they were in charge of the mobile home park. This way the past resident does not feel threatened. They are getting their deposit back already and they write how they really feel and the parks use that information in how the mobile home park is run. Commissioner Pearson said that some people do not enough pride of ownership and let their property go down hill. The person in charge of the mobile home park needs to set appearance standards. Just because the person is elderly or does not have enough money to fix their mobile home up doesn't mean it can't be done. He has a program where they will provide the paint and supplies and the homeowner has to pay for the labor for someone to come in and help fix up their home. He has another program where if someone does not have the financial means to pay for supplies or labor he will help them out there too. Chairperson Fischer said maybe an idea for the annual tour could be to go through some of these mobile home parks and see what Mr. Pearson is talking about as far as mobile home parks that are run down and parks that are maintained with pride of ownership. Commission members that are not familiar with these mobile home parks can see what is acceptable and unacceptable. Commissioner Pearson said what is disheartening is that there has been a lot of work done by the Washington County HRA on Landfall but the condition of the rejuvenated new homes that were put in two years ago already have broken windows, dented skirting, and graffiti etc. Chairperson Fischer asked who was managing the mobile home park now? Commissioner Pearson said it is a company that was setup by HRA. They have been restoring some of the infrastructure. But the park is so bad now that when Xcel Energy comes to do work at the park they have to have someone stay on the truck while the worker does his job because people were stealing things off the Xcel Energy truck. Commissioner Connelly said maybe it is a good thing that the Ramsey County HRA did not get involved in the St. Paul Tourist Cabins before the new owners took it over if the Washington County HRA is having so many problems with the mobile home park in Landfall. Commissioner Pearson said his feeling is that if you are going to take over a park to rejuvenate it the representation is better by having a private enterprise do it then by having the government take over. He could show members a park he took over 5 years ago that was in bad shape in Mounds View. He started a pictorial of the street scenes and the crummy additions that people had and they substantially turned that park around. People that have come back into the mobile home park 5 years later have been amazed to see how great it looks now. They put up a brand new shelter in the park, they never had any signage and they put all new signs in the park. They got rid of the old mailboxes and put in security mailboxes. At the point of sale is where the mobile Housing and Redevelopment Authority -8- Minutes of 04-09-02 home park owners have the most authority to bring the mobile home up to appearance standards and meet the codes and the owners enforce it. Commissioner Pearson said where he runs into problems is that he is not getting the same type of cooperation with the building inspectors in Maplewood as he does in other cities. If the philosophy is going down the road that way then he would seriously want to take a look at the truth-in-housing. That is if it doesn't negate what the legislature passed as safety feature code requirements. Commissioner Pearson discussed with the other members the manufactured home community and its history. After much discussion the commission decided to table this item until the city receives a notification of a manufactured home park closing. They felt that since there are no proposed or pending closings at this time there is no urgency to act immediately. The committee also discussed the need verses greed aspects of the APAC's suggested ordinance. The committee would like to see further data on this issue as it is developed. Commissioner Pearson made the motion to table this item. Commissioner Connelly seconded. Ayes - Connelly, Fischer, Pearson, Ulrich The motion carried. VIII. DATE OF NEXT MEETING Because there are going to be more issues to discuss for the HRA meetings will be held the second Tuesday of every month unless they hear otherwise. The next scheduled meeting will be Tuesday, May 14, 2002. IX. ADJOURNMENT Chairperson Fischer adjourned the meeting at 9:15 p.m.