HomeMy WebLinkAbout12/10/1991~G~D&
MAPLEWOOD HOUBING 2staid REDEVELOPMENT AUTHORZTY
DECEMBER 10, 1991
7:00 P.M.
CITY HALL
~PLENOOD ROOM
1. Call to Order
2. Roll Call
3. Approval of Minutes
a. November 12, 1991
4. Approval of Agenda
5. Communications
6. Unfinished Business
a. Housing Plan Update
7. New Business
a. Cottages of Maplewood West
(1) Land Use Plan Change, Conditional Use Permit and
Parking Reduction
(2) Tax-exempt and tax-increment financing
8. Date of Next Meeting
a. January 14, 1992
9. Adjournment
I~'I'NUTES OF THE
I~PLEWOOD HOUSING AND REDEVELOPI~NT AUTHOR~'TY
NOVEMBER ~2, '1991
CALL TO ORDER
Chairperson Fischer called the meeting to order at 7:05 p.m.
ROLL CALL
HRA Commissioners:
Lorraine Fischer, Larry Whitcomb, Lori
Tauer
City Staff: Ken Roberts
APPROVAL OF MINUTES
ae
October 8, 1991
Commissioner Fischer moved approval of the minutes of
October 8, 1991, as submitted.
Commissioner Tauer seconded Ayes--Fischer, Whitcomb,
Tauer
APPROVAL OF AGENDA
Commissioner Fischer moved approval of the amended agenda,
deleting item 7 a, unless another Commissioner is present
at the meeting.
Commissioner Whitcomb seconded
Ayes--Fischer, Whitcomb,
Tauer
Se
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COMMUNICATIONS
Metro HRA - two letters
The Commission had a brief discussion on the two
letters.
UNFINISHED BUSINESS
ae
Rental Housing Maintenance Code
Ken Roberts presented the staff report. The
Commissioners discussed the revisions proposed.
suggested that "workmanlike" be replaced in the
document with a nonsexist term.
It was
HRA Minutes of 11-12-91
-2-
Commissioner Whitcomb moved approval of the revised
Rental Housing Maintenance Code and replacing, if
possible, the term "workmanlike,, with a non-sexist
term.
Commissioner Tauer seconded Ayes--Fischer, Whitcomb,
Tauer
Commissioner Tauer moved to recommend to the City Council:
1. Do not require licensing at this time but continue our
present inspection program, including special
inspections of individual units in problem buildings as
time permits.
®
2. Continue to require compliance with the rental housing
code as part of the City's truth-in-housing program.
Commissioner Whitcomb seconded Ayes--Fischer, Whitcomb,
Tauer
Ken Roberts presented information requested by the
Commission pertaining to the truth-in-housing ordinance
requirements regarding the number of multiple-dwellina
rental unit inspections required at the time a building is
sold. It was decided to further discuss this at the time
that the truth-in-housing ordinance is updated.
NEW BUSINESS
a. Housing Plan Update
The revised housing plan was explained briefly by Ken
Roberts. It will be added to the December meeting
agenda for consideration at that time.
b. Larpenteur'East Apartments
The Commission discussed past complaints and court
actions on this property.
DATE OF NEXT MEETING
a. December 10, 1991
ADJOURNMENT
Meeting adjourned at 8:30 p.m.
TO:
FROM:
SUBJECT
DATE:
City Manager
Ken Roberts, Associate Planner
Housing Plan Update
November 27, 1991
XNTP. ODO~'"TXON
I have attached a copy of th? housing plan from t.h.e Comprehensive
Plan revision. The HRAoriglnally reviewed and discussed this
plan in 1990. The HRA adopted the housing plan at their June 12,
1991 meeting. The attached copy is the latest version of that
plan. It has up-to-date census information and the latest HRA
and staff comments. The HRA should review this document and make
a recommendation about it as part of the Comprehensive Plan
update process.
I have also attached a copy of the goals from the Comprehensive
Plan. The Planning Commision asked the HRA to comment on the
Housing Goal. The HRA should make any changes to the Housing
Goal that they feel are necessary.
Lastly, I have attached a copy of a letter from Bob Overby at the
Metropolitan Council. In this letter, he has assembled some
preliminary informal comments about the Maplewood Comprehensive
Plan update. I have circled their comments about the Housing
Plan.
RECOMMENDATIONS
1. Approve the Housing Goal.
2. Approve the Housing Plan for the Comprehensive Plan
revis~on.
kr/memoS4.mem
Attachments:
1. Plan Goals
2. Housing Plan Update
3. 10-30-91 letter from Bob Overby
GOALS OF THE CITY OF MAPLEWOOD
Maplewood has developed a set of community-wide goals. They are the
basis for the City's planning and development efforts. 'These goals are:
Human Rights Goal: The City will positively identify itself as a
community that includes and respects all individuals and groups
within it. There should not be limitations or discrimination based
on religion, age, income, sex, ethnic background or political belief.
The City will protect each citizen's rights and encourage them to
exercise their responsibilities as citizens.
Citizen Involvement Goal: The decisions and actions of City
government should consider the needs and desires of its citizens.
The City will provide a wide range of opportunities for citizen
participation and community involvement in local decisions.
Communication Goal: The City will encourage and promote
communication with the public to achieve a high level of citizen
participation and community involvement.
City Implementation Goal: The City will use a rational and
democratic system to help the city's citizens, council and
management decide about the use of resources. These decisions
should help the City achieve it's goals.
In order to accomplish the goals listed above, the City has developed the
following additional goals:
Cultural-Leisure Activity Goal: The City will encourage or
provide opportunities for cultural and leisure activities for all
citizens.
Economic Goal: The City will provide a supportive climate for
business consistent with orderly development and planning.
Employee Goal: The City will provide and develop highly-
motivated, professional, experienced, productive and well-trained
employees with high morale and with a stake in the City's future.
7
Finance Goal: The City will finance its activities in a manner
which fosters the City's growth, improves the citizens' lives and
assures the City's financial stability.
Health and Welfare Goal: The City will encourage the
development and availability of activities that protect the health and
welfare of its citizens.
Housing Goal: The City will.encourage a variety of housing which
provides for a choice of type, location, price and ownership versus
renting. Housing should be safe, sanitary, secure, comfortable, free
from blight, next to public streets and utilities, and near schools and
Metropolitan Goal: The City will actively participate in finding
solutions to metropolitan problems which affect the City or it's
citizens.
Public Services and Infrastructure Goal: The City will provide
and maintain comprehensive, high-quality and cost-effective public
services. The City will provide these services in a fair and
democratic way.
Safety and Social Order Goal: The City will provide an
environment to enjoy life in peace and freedom of fear from
criminal acts and preventable disasters.
· Significant Natural Features Goal: The City will preserve,
conserve and use wisely its significant natural features.
Transportation Goal: The City will have a transportation system
which is safe, efficient, minimizes disruption, promotes better land
development, improves the aesthetic appearance of the City and
reduces air pollution. This system should provide lransportation
opportunities for citizens without cars.
Urban Design Goal: The City will strive to improve the
appearance of the City, maintain compatible land uses, and
encourage a sensitive integration among activities, man-made
facilities and the natural environment.
These are the City's overall goals. There are also specific goals and
policies in each of the Comprehensive Plan elements.
8
HOUSING PLAN
PURPOSE
The intent of the Housing Plan is:
· Describe the current housing stock.
· Quantify the number of housing units by type.
· Set goals for affordable housing and a mix of housing types.
· Identify strategies for achieving those goals.
HOUSING STOCK
The overall condition of the City's housing units is good, although
there are small areas that have houses with the potential to
deteriorate. To prevent this, the City adopted a housing maintenance
code which enables officials to require owners to maintain and make
basic repairs to their structures.
Construction During the 1980s
A total of 2,894 housing units were built during the 1980's in
Maplewood. Slightly more than 50 percent of these were townhouse,
duplex and other multi-family units. There are a total of 12,120
housing units in the Gity (1990 Census), with single-family detached
units representing about 63 percent (7636 units) of the housing stock.
(See Table 10.)
1988 data from the Metropolitan Council reveals that 21 percent of
Maplewood's housing stock was built between 1980 and 1988.
Although this figure is comparable to the Metropolitan Area average,
it is more than twice the rate for other inner-ring suburbs.
55
TABT.I~. 10
HOUSING CHARACTERISTICS
1980 1990 1980 1990
CHARACTERISTIC MAPLEWOOD MAPIJEWOOD METRO METRO
AREA AREA
Total Number of
Housing Units 9,042 12,120 796,508 922,224
Units by Type of
Occupancy -
Owner-Occupied 74% 76% 66% 64%
Renter-Occupied 26% 24% 34% 31%
Households by Type
of Occupancy -
Owner-Occupied 74% 69% 66% 68%
Renter-Occupied 26% 31% 34% 32%
Median Value of
Owner-Occupied Units $64,600 $87,800 $64,100
Median Rent $281 $473 $507
Persons in Units
Lacking Complete 0.37% 0.77%
Plumbing
Number of Vacant, 3 units 13 units
Boarded Units (0.03%) (0.10%) 0.01% 0.1%
56
TABLE 10
HOUSING CHARACTERISTICS
(Continued)
INNER-RING METRO
CHARACTERISTIC MAPLEWOOD SUBURBS AREA
Rental Units Vacant for
6 Months or More
(1980) 0.26O/o 0.26%
Year Housing Units
Built, 1989
Pre - 1940 6°/6 8% 22%
1940 - 1959 28% 37% 22%
1960 - 1979 45% 45% 39%
1980 - 1989 21% 11% 17%
Housing Units by Type,
12-31-88
Single-Family 63% 64% 61%
Multi-Family 25% 31% 34%
Townhouse 6% 3% 4%
Manufactured Housing 6% 2% 2%
Source:
U.S. Census Bureau
Metropolitan Council
Apartment Profiles, Median Rent, 3/90
57
While the number of manufactured homes in Maplewood declined in
the late 1970's, this trend reversed in the 1980's with the addition of
375 new units. The City now has five manufactured home parks
containing 751 units, which represents 6 percent of the Gity's housing
stock. This rate is three times higher than that found in other inner-
ring suburbs or in the Metro Area.
Owner-Occupied Versus Renter-Occupied Housing Unit~
Maplewood has a higher than average percentage of owner-occupied
housing units than in the Metro Area or in other first-ring suburbs.
In 1980, 74 percent of the units were owner-occupied; down from 79
percent in 1970. The 1990 Gensus showed an increase to 76 percent
from the 74 percent in 1980 in the percentage of home ownership.
Housing Affordability
The price and rent of Maplewood housing is only slightly above the
metropolitan mean and median. There is also a diversity of styles and
price ranges. Older homes on smaller lots provide opportunities for
first-time buyers in the Western Hills, Parkside and Gladstone
neighborhoods. Opportunities for low- and moderate-income
households are available in manufactured home parks and in a variety
of types and locations of multiple dwellings. The move-up housing
market is particularly strong with such choices available throughout
the Gity. Buyers can find more expensive housing in the Vista Hills,
Highwood and Kohlman Lake neighborhoods.
Housing Assistance
The Metropolitan Housing and Redevelopment Authority manages the
Rehabilitation Loan Program, the Section 8 and Section 236 Rental
Assistance Programs.
In 1990, the Section 8 Rent Assistance Program helped 173
households (35 senior and 138 family), which represents a small
portion of the low-income households living in Maplewood. This
program does not come close to meeting the need for affordable
housing in Maplewood or elsewhere. This is because the Federal
Government has reduced levels of funding annually throughout the
1980s. Moreover, the 1990's may also witness the expiration of many
long-term Federal contracts with landlords for the set-aside of units
used in this program.
58
In addition to the individual system of vouchers, there are four
complexes providing subsidized housing for families and the elderly:
Archer Heights, 1816 Beebe Road; Maplewood Gardens, 410 South
McKnight Road; Maple Knolls, 1880 Mesabi Road (south of Radatz
between White Bear and Southlawn); and Concordia Arms, 2030
Lydia.
Information on the current number and type of subsidized housing
units is shown on the accompanying Tables 11 and 12.
Maplewood participates in four loan programs funded by the
Minnesota Housing Finance Agency and managed by local lenders.
These include the Home Improvement Loan Program, the Home
Energy Loan Program, the MHFA Single-Family Mortgage Loan
Program, and the Home Ownership Assistance Fund.
Maplewood has also provided money to the Share-a-Home program
managed by the Lutheran Social Services Administration. This
program matches individuals looking for an inexpensive place to live
with elderly homeowners who need help to remain in their homes.
Development Ordinances
The Maplewood Zoning Ordinance includes seven districts which
permit single-family detached housing. The minimum lot areas range
from 7,500 to 40,000 square feet. The R-2 district also allows two-
family dwellings, and the R-3 district permits multi-family
developments ranging upwards from four units per acre. In recent
years, the City has adopted many ordinances which effect
development and housing. These include a Shoreland Overlay District
to protect shoreland areas, an Environmental Protection Ordinance to
protect areas of significant natural features, a pipeline setback
ordinance to protect buildings from pipeline leaks, and a housing
maintenance code. The City has also adopted a "truth-in-housing"
ordinance. The City designed this ordinance to help purchasers make
an informed decision and may also promote privately negotiated
housing repairs at the time of sale. The City requires sellers to have
an inspection done which discloses information about the property,
and highlight any potential repair needs or housing code deficiencies.
59
TABLE 11
SUBSIDIZED HOUSING UNITS, 1990
Community
Maplewood
Ramsey County
Metro Area
Privately
Owned Housing:
Mixed Elderly Total
Public Housing:
Mixed ~ldeHy Total
138 35 173 188 193 381
1,630 2,594 4,224 3,345 2,511 5,856
3,508 8,554 12,062 10,731 8,663 20,394
Certificates
and Vouchers
Mixed I~l~lerly Total
144 36 180
2,371 982 3,353
8,156 3,154 11,910
Total Subsidized Units:
Mixed Elderly Total
332 229 561
7,346 6,087 13,433
22,99521,371 44,366
Source:
"Changes in the Subsidized Houeing Market in theTwin Cities
Metropolitan Area, 1980-1989," Twin Cities Metropolitan Council
TABLE 12
SECTION 8 AND SECTION 236 UNITS
Archer Maplewood Maple
Type of Unit HeiRhts Gardens Knolls
Concordia
Arms Totals
Family Units
One Bedroom 30 - 3 - 33
Two Bedroom 55 13 32 - 100
Three Bedroom 4 16 20 - 40
Handicapped .- -- ~2 -- ~
89 29 57 - 175
Elderly Units
One Bedroom 64
124 188
Source: City of Maplewood, 1990
60
New Housing
The addition of nearly 2,900 housing units from 1980 through 1989
increased the supply of housing by 30 percent. Still, nearly 22
percent of the land planned for residential use remains undeveloped,
providing areas for continuing new construction in the coming years.
Much of this land is in the City's southern 'leg." The undeveloped
land is the reason the Metropolitan Council projects a population
increase of 19 percent between 1980 and 2000. This compares with
a 0.8 percent growth rate for all inner-ring suburbs.
As development continues, though, the available land will be
increasingly difficult to develop because of environmental constraints,
such as steep slopes, poor soils, or wetlands. The challenge for the
City will be to continue to allow for the development of a range of
housing options for its citizens on the undeveloped sites.
Expected Housing Market Trends
In recent years, the Metropolitan Council has produced several studies
examining potential changes in the region's demographics and what
these changes might mean for the housing market. This research
suggests that major changes in the composition of the population will
affect the nation and the state over the next ten to thirty years. These
changes will also affect the Twin Gities and Maplewood.
The large group of baby boomers, born between 1946 and 1965,
sharply boosted housing production during the 1970's and 1980s as
they formed new households. A generation has followed the baby
boomers that is smaller in numbers. As these two groups move
through their life-cycles, they will change the housing market:
There may be less demand for rental housing as the typical
renter age group moves into owner-occupied structures. On the
other hand, the elderly may be looking to move from owner-
occupied units to rental units. This may off-set the decline in
non-elderly rentals.
There should be less demand for new housing by the late 1990's
because there will be fewer new households. As a result, it may
become more difficult to sell entry-level housing.
Household composition may shift. The U.S. Census Bureau
estimates that, between 1985 and 2000, 69 percent of the
growth in new households will be in nontraditional households.
Almost 14 percent will be in female, single-parent families
whose median income is less than half the regional median. Of
these, more than 30 percent will be living in poverty. This may
not only affect the housing market, but may also place a greater
strain on the public to provide more affordable housing options.
There may be less subsidized housing. The changing household
structure is occurring when the future of much of the region's
subsidized housing is unclear. During the 1990's, more than
5,000 contracts for subsidized units between the federal
government and investment housing owners will expire. It is
unknown whether or not the Federal government will replace
these contracts.
Rehabilitation needs may increase. The Metropolitan Council
estimates that by 2000, 30 percent of Maplewood housing stock
will be more than 40 years old and 6 percent will be more than
60 years old. This trend, coupled with lower revenues from
higher vacancy rates, may make rental property more difficult
to maintain. However, reduced demand may give consumers
more leverage, requiring landlords to provide a more
competitive product.
The need for elderly housing is increasing and may increase
sharply as the baby boomers begin to reach their 60s, starting
after 2006 and peaking after 2025.
Between 1990 and 2000, the regional population will have grown by
five percent and the baby boomers will be between ages 35 and 64.
Additionally, the percentage of young adults in the region will
decrease by 2000. Maplewood and the developing suburbs will
continue to grow, although slower than the previous decade. This is
because the number of annual housing starts will be about half what
it was in the 1980s.
By 2010, the baby boomers will be between the ages of 45 and 64
and their children will be entering the housing market. Growth in
Maplewood and the developing suburbs may continue to slow and
some may experience problems similar to those now faced by the
central cities. It may become more difficult to sell a home, and buyers
62
may have many choices. Baby boomers may force the housing market
to produce more and better housing for this group.
Further details, on the future of the Twin Cities housing market are
available in "Looking Ahead at Housing...The Effect of Changing
Demographics on the Twin Cities Area Housing Market," Twin Cities
Metropolitan Council, 1988.
63
HOUSING ISSUES
The following are City housing issues:
· What steps should the City and its Housing and Redevelopment
Authority take to increase the amount of affordable housing?
· Is the City planning enough land for alternative housing types?
If not, what changes should the City make?
What steps can the City take to prevent its older housing and
neighborhoods from deteriorating?
What strategies can the City develop to assure that developers
build a variety of housing styles and types in both new
developments and infill development projects?
Are there adequate public services and facilities within each
neighborhood to meet the needs of existing and planned
populations?
· How can the City preserve some of its natural features and
beauty as the community grows?
Will future housing meet the needs of the increasing number of
nontraclitional households, particularly single-parent families?
HOUSING GOALS AND POLICIES
Housing Affordability
Housing costs continue to rise throughout the region as a result of a
variety of reasons. These include increasing land and construction
costs, utilities and taxes; declines in government aid programs; and,
indirectly, land use regulations. These cost increases have the greatest
effect on low-and moderate-income households.
The Metropolitan Council has a regional goal that 63 percent of the
housing in each commun/ty should be low-to-modest cost un/ts.
Metropolitan Council figures show that Maplewood came very close
to meeting this goal in 1980, with 59 percent of its housing classified
as low-to-modest cost. The 1990 Census shows that Maplewood
exactly met the goal of having 63 percent of/ts housing (7684 units)
64
of low-to-modest cost. The City will continue to try to meet this goal
with the following policies:
Financing
The City, through its Housing and Redevelopment Authority,
will explore all avenues for financing affordable housing,
including:
Use of tax-exempt and tax-increment financing.
Programs, including grants, loans and federal tax credits,
available through the Minnesota Housing Finance Agency.
- Programs available through the U.S. Department of Housing
and Urban Development.
- Programs available through the Metropolitan Housing and
Redevelopment Authority.
- Community Development Block Grants and other programs
Rental Assistance
The City, through the HRA, will continue to participate in rental
assistance programs, indudlng those available through the
Metropolitan HRA and the federal government.
Energy Efficiency
The City will promote energy effident improvements in
residences to help keep them affordable. The City will provide
information and, when available, finandal help for both owner-
occupied and rental units.
65
HOUSING DIVERSrI~
Most of Maplewood's housing is single-family homes. The
Metropolitan Council has a goal calling for each community to provide
41 percent of its housing stock in housing types other than single-
family homes. From 1980 to 1986, housing in Maplewood, other
than single-family homes, increased from 31.5 percent of the housing
stock to 35.0 percent. The City will continue to work toward this
goal with the following general policy:
Promote a variety of housing types, costs and ownership options
throughout the City. These are to meet the life-cycle needs of
all income levels, those with special needs and non-traditional
households.
The City also adopts the following specific housing diversity policies:
Land Use Plan
The City will continue to provide ~ locations for a
diversity of housing styles, types and price ranges through its
land use plan.
Ordinance Provisions
· The City will review and, as necessary, change its zoning and
subdivision regulations to assure that they are flexible enough
to allow a variety of housing options.
Housing for the Elderly and Disabled
· The City will make efforts to plan and provide for the housing
and service needs of the elderly and disabled.
Nontmditional Households
· The City will encourage development of housing and services
which meet the needs of nontraditional households.
66
NEIGHBORHOOD QUAI.ITY'
The City feels that alternate housing must be compatible with the
character of existing neighborhoods and respect the environment.
It is also important to prevent housing in older neighborhoods from
deteHoratin, g. Much of this housing was built before Maplewood
became a village, when building codes were not in place. There are
also deteriorating housing units scattered throughout the City. In the
future, these units may become less attractive to home buyers, thereby
depreciating housing values. Figure 15 identifies the areas in
Maplewood of most concern.
To address these concerns, the City adopts the following policies:
1. Plan and design new housing to:
· Protect existing housing, natural
neighborhood identity and quality.
· Assure there are adequate utilities, community facilities and
convenient shopping.
Maintain or strengthen the character of established
neighborhoods and assure that all housing units are safe,
sanitary, secure and free from blight.
The City also adopts the following neighborhood quality policies:
Ordinance Provisions
The City will protect residential neighborhoods and reduce
potential negative effects of commercial or industrial land uses
through zoning, site plan review and code enforcement.
The City will require high design and rnalnt~nance standards for
multi-family development. Design standards will include
provisions about building massing, architectural design, off-
street parking ratios and location, access, traffic impacts,
landscaping, fencing or screening, and trash handling.
67
· The City will plan affordable housing .for locations suitable for
other residential uses.
FIGURE 23 - HOUSING DETERIORATION
Environmental Considerations
The City will assure that new development respects the natural
environment to the maximum extent practical.
The City will continue to use its Shoreland, Floodplnln and
Environmental Protection Ordinnnces tO assure protection of
lakes, streams, ponds, wetlands, steep slopes and woodlots.
Homing Maintenance Code
The City will continue to encourage the maintenance of its
housing through its housing maintenance codes. The City's
truth-in-housing program should also encourage housing
maintenance.
Maintenance Assistance
The City, through its Housing and Redevelopment Authority,
will partidpate in programs to help property owners with home
maintenance and improvements through loans and, ff available,
HOUSING ACHON PLAN
Table 13 on the following page lists activities that the City
should undertake to carry out the Housing Plan.
69
TABLE 13
HOUSING A~ON PI.AN
Action
Explore all options for
financing affordable
housing
Continue to provide rent
assistance to needy
households
Provide information and
assistance to encourage
energy efficiency
improvements
Provide dispersed
locations for
variety of housing
types, styles, prices
Review and update
Codes to facilitate
housing variety
Provide for the housing
and service needs of the
elderly and disabled
Provide housing and
services to meet the
needs of non-traditional
households
Protect integrity of,
and prevent deterioration
in, existing neighborhoods
Encourage high design
and maintenance
standards for multi-
family housing
Responsibility
HRA, Dir of CD
HRA, Dir of CD,
CC
HRA, Dir of CD
PC, CC
PC, CC,
Dir of CD
HRA, PC, CC
HRA, CC
PC, CD
PC, CC, CD
Timinq
Ongoing
Ongoing
Ongoing
Ongoing
Ongoing
Ongoing
Ongoing
Ongoing
Ongoing
Fundinq
CDBG, TIF,
EFB, MHFA,
other local state,
and federal
programs
Section 8
Program, other
state and federal
programs
State and federal
programs
None
None
State and federal
program
State and federal
programs
None
None
Coordinate with
Land Use Plan,
Metro HRA
Metro HRA
Metro HRA
Land Use Plan
Land Use Plan
Metro HRA,
Land Use Plan
Land Use Plan
Land Use Plan
7O
TABLE 13
HOUSING ACTION PLAN
(Continued)
Action
Assure that new
development is compatible
with, and sensitive to,
the environment
Continue to enforce
housing maintenance
code
Participate in rehabilitation,
and grant programs
Develop progroms to
help first-time home
buyers
Responsibility Timinq Fundinq
PC, CC, Ongoing None
Dir of CD
Dir of CD Ongoing
HI{A, Dir of CD Ongoing
HRA, CC, Ongoing
Coordinate with
Land Use Plan
GF
CDBG, State of
Minnesota
GF
Metro HRA,
Romsey County
Land Use Plan
ABBREVIATIONS:
HRA = Maplewood Housing and Redevelopment Authority
PC = Planning Commission
CC = City Council
Dir of CD = Director of Community Development
CDBG = Community Development Block Grant Funds (federal)
TIF = Tax increment financing
EBF: Essential bond financing
GF = General fund
MHFA = Minnesota Housing Finance Agency
71
0 POTENTIAL Db-rEF~D~ATION
Areas of Potential
Housing Deterioration
COMPREHENSIVE PLAN
Figure 23
ML'~I'ROPOLITAN COUNCIL
Meats Park Centre, 230 E. Fifth St., St. Paul, MN 55101
612-291-6359
DATE:
October 30, 1991
TO: Geoff Oison
FROM: Bob Overby
SUBJECT: INFORMAL COMMENTS ON DRAFF MAPLEWOOD PLAN UPDATE
[,and Use
The land use plan element does not include the regional context for local planning in the city. The
city might consider discussing the MDIF, its policies for the Developing Area, and possible
implications for Maplewood and its Metropolitan Urban Service Area.
Forecasts - Bob Davis (291-6317), Michael Munson (291-6331)
While the Maplewood employment forecasts are slightly higher than the Council's forecasts, the
difference is minor. The Council's revised forecasts may be somewhere in between the current
Council numbers and the city's numbers. Thc difference is less than 10 percent.
In order to maintain a fair and technically valid forecasting process, the Council will not directly
incorporate thc city's numbers but it will use the information as part of the revision process.
//~ousin~ - Audrey Dougherty (291-6380)
The city has done an excellent job in preparing its housing plan. By identifying expected trends in \
the housing market, relevant housing issues, and housing goals and policies, they have addressed the
subject quite completely. The plan also clearly defines the activities that the city will take to
implement the housing plan.
The plan provides information on housing characteristics and an analysis of how the city compares
to other inner-ring suburbs and the entire Metro Area. This data is primarily from 1980 and does
not accurately reflect the current situation. The city should substitute 1990 Census data as soon as /~
~.~ available.
.Parks - Florence Myslajek (291-6520)
The plan provides a good, thorough analysis of local recreation needs, a good inventory of facilities,
and discussion of future needs.
A portion of Battle Creek Regional Park is located within the city of Maplewood. Except for a
coded symbol on the map on page 86, there is no discussion of this regional park. The plan should
acknowledge the existence of Battle Creek Regional Park as part of the Regional Recreation Open
Space System and include a brief description of how the park's recreational opportunities affect the
residents of Maplewood.
LAND USE PLAN
PURPOSE
The Land Use Plan interrelates with all elements, goals and objectives of
the Comprehensive Plan. The purpose of the Land Use Plan is to
designate the type, location and density of land uses in the City. In doing
this, the City considered the following items:
a. Community goals and objectives.
b. Natural Features.
Supportive elements, such as transportation, drainage systems and
utilities.
d. Existing and future problems.
Coordination with surrounding communities and metropolitan
facilities.
The City government has a strong influence on the way a community
develops. Community facilities and laws can stimulate or retard
development. While the workings of the real estate market help determine
the uses of land, these uses are regulated by City government. The City
is the only entity with an opportunity to coordinate overall development
in the City.
The following are the City's overall land use goals:
· Provide for orderly development.
· Protect and strengthen neighborhoods.
21
· Promote economic development that wm expand the property
tax base, increase jobs and provide desirable services.
· Preserve significant natural features where practical.
· Minimize the land planned for streets.
· MinimiT~ conflicts between land uses.
· Prevent premature use, overcrowding or overuse of land,
especially when supportive services and facilities, such as
utilities, drainage systems or streets, are not available.
· Provide a wide variety of housing types.
· Provide safe and attractive neighborhoods and commercial
community
· Integrate developments with open space areas,
facilities and significant natural features.
· Maintain and upgrade environmental quality
needed, reclassify land uses.
GENERAL DEVEI.OPMF~NT POLICIES
and, where
The following general development policies are intended to implement the
previous goals:
· The City will not approve new development without providing
for adequate public facilities and services, such as streets,
utilities, drainage and parks.
· Safe and adequate access will be provided for all properties.
· Transitions between distinctly differing types of land uses should
not create a negative economic, social or physical impact on
adjolni~lg developments.
· Whenever possible, changes in types of land use should occur so
that similar uses front on the same street or at borders of areas
separated by major man-made or natural barriers.
22
The City requires aH development to meet state and federal
laws, including Minnesota Pollution Control AgencY (MPCA)
regulations, unless a variance is obtained from the regulating
agency.
The City may require that a developer do sound tests to verify
compliance with MPCA regulations.
The City requires drainage and erosion control plans with new
developments. Such plans shall not increase the rate of runoff
and shah prevent erosion.
Grading and site plans should preserve as many significant
natural features as practical.
The City will not remove land from the tax rolls unless it is in
the public interest.
The City supports the improvement, replacement or
redevelopment of substandard or incompatible development.
The City coordinates its planning with neighboring communities.
The City applies its development policies and ordinances
consistently and uniformly.
The City coordinates land use changes with the character of
each neighborhood.
The City regulates development near or the alteration of natural
drainage systems to manage storm water runoff.
The City uses the Ramsey County Soil Survey to identify areas
with soils that are not suitable for building sites.
The City may require the developer to furnish evidence from a
registered soils engineer that areas with problems can be
developed as proposed.
The City considers the recommendations of the four Watershed
organizations in the review of development requests.
RESIDENTIAL DEVELOPMENT POLICIES
The following are the City's residential development policies:
Plan residential neighborhoods, with schools and parks as the
hub. Natural or man-made physical barriers should not
traverse, but set the boundaries of the neighborhood.
Include a variety of housing types for aH types of residents,
regardless of age, ethnic, racial, cultural or socioeconomic
background. A diversity of housing types should include
apartments, townhouses, manufactured homes, single-family
housing, public-assisted housing and low and moderate income
housing, and rental and owner-occupied housing.
Disperse low- and moderate-income developments throughout
the City, rather than concentrating them in one area or
neighborhood. Such housing should be near to bus lines.
· Support innovative subdivision and housing design.
· Protect neighborhoods from activities which produce excessive
noise, dirt, odors or which generate heavy traffic.
· Protect neighborhoods from encroachment or intrusion of
incompatible land uses by adequate buffering and separation.
COMMERCIAL AND INDUSTRIAL DEVELOPMENT
POLICIFS
The following are the City's commercial and industrial development
policies:
· Group comPatible businesses in suitable areas.
· Provide attractive surroundings in which to shop and work.
· Require adequate off-street loading facilities.
· Promote the joint use of parking areas, drives and trash
containers.
· Avoid disruption of adjacent residential areas.
94
Use planned unit developments (PUl)s) wherever practical.
Maintain orderly transitions between commercial and residential
Require commercial and industrial developers to make aH
necessary improvements to ensure compatibility with
surrounding residential uses.
Require adequate screening or buffering of new or expanded
commercial areas from any adjacent existing or planned
residential development.
Restrict commerc~ development which will result in tramc
volumes which are beyond the capacity of the road systemg or
generate excessive noise or pollution as def'med by state
standards.
· Plan land uses and streets to route non-residential traffic around
residential neighborhoods.
EXISTING LAND USE
The City has a variety of land uses, ranging from a regional mall to parks
and open space. Table 3 gives a breakdown by acreage and relative
percentage of the basic land use classifications from 1975 - 1984.
TABLE 3
LAND USE TRENDS, 1975 - 1984
1975
Residential 3506 30 .....
(al! types)
Single Dwellings - - 3438 30 3503 30
Multiple Dwellings - - 181 2 213 2
Public & Recreation 1646 14 ....
Public & Semi-Public - - 638 5 640 6
Recreation - - 1023 9 1023 9
Streets 298 3 298 3 317 3
Industrial 361 3 389 3 401 3
Commercial 425 4 459 4 530 5
Lakes 410 3 410 3 410 3
Undeveloped 4908 43 4718 41 4517 39
% of % of % of
Total 1980 Total 1984 Total
Source: Metropolitan Council
Figure 6 is a map of the 1991 pattern of land use.
Residential Land Use
Most of the City's residential development is single dwellings. They
make up 30 percent of the total land area. The rest of the residential land
is a mixture of multiple dwellings and manufactured home parks. Most
of the older homes are in the Gladstone Neighborhood. They are 1-1/2
story expansion homes built after World War II. The City has recently
seen the construction of higher-valued homes in the lower leg and the area
northwest of Kohlman Lake.
The City has a variety of multiple dwellings, ranging from owner-
occupied condominiums to rental apartments. In addition, there are four
manufactured home parks.
Commercial Land Use
Maplewood has been one of the top cities in the metro area in retail
building permit valuation over the last 10-15 years. The primary
commercial center in the City is the Maplewood Mall area which is at
White Bear Avenue and 1-694. This mall provides regional, as well as
26
EHENSIVE PLAN
EXISTING LAND USE
[] VACANT
[] LOW DENSITY RESIDENTIAL
[] MEDIUM/HIGH DENSITY RESIDENTIAL
[] OPEN SPACE, RECREATIONAL CEMETERIES
[] PUBLIC, SEMI-PUBLIC BUILDINGS
[] COMMERCIAL, INDUSTRIAL
JULY, 1991
27
o
Cityof Maplewood c
' i"
~UNDEVELOPED LAND
Planned Residential Uses
COMPREHENSIVE PLAN
12/31/90
Figure 7
City of Maplewood , i '
'-- "~ 'z N
.-.---_._~--_.; v.:v..::::: ii. -. · ,
~..,, ,.~,.j,.~. . . : : : :. ; ; ; .~ . . r~ __
[ =~ .--.-..'.-.T....-...~ -.'.'_'._.,.~.
. j
UNDEVELOPED LAND
Planned Commercial/Industrial Uses
""~ ,
COMPREHENSIVE PLAN ".
12/31/90 ..... '~'- f--"~
· ,~ i'
29 Figure 8
community shopping. It has generated additional retail development
around it. The City also has smaller shopping centers at Rice Street and
Larpenteur Avenue, White Bear and Gervais Avenues, White Bear and
Larpenteur Avenues, Larpenteur Avenue and McKnight Road, and
Highway 36 and English Street. There are several other areas with
separate commercial buildings. The area along Highway 61, north of
Highway 36 to White Bear Lake, is known for its car dealerships.
Industrial Land Use
The City does not have an industrial park. The largest industrial use is
the 3M Company. Maplewood is the world headquarters for 3M. They
use the Maplewood campus for corporate office, research and
development buildings. There is additional light industrial and warehouse
uses along Highway 36.
Public and Semi-Public Use
This classification includes municipal buildings, schools, churches, non-
profit clubs and hospitals. Maplewood is home for St. John's Hospital
Northeast, which has been steadily expanding for several years.
O_~n Space and Recreational Uses
The City has a variety of open space and recreational uses. This includes
parks, wetlands and cemeteries. The parks chapter of the Comprehensive
Plan describes the recreational uses in detail. The County has also
purchased a significant amount of land for parks and along drainage areas
for permanent open space.
Undeveloped Land
In spite of being a first-ring suburb, the City has a surprising amount of
undeveloped land left. About 24 percent of the City is still undeveloped.
The City has planned most of the undeveloped land for residential use.
Table 4 shows the acreage of land by neighborhood and by land use that
is undeveloped. Figures 7 and 8 show where the undeveloped land is.
3O
LAND USE PLAN
The City land use plan:
· Incorporates the goals and policies in the Comprehensive Plan into
a spatial arrangement of land use patterns.
· Implements the neighborhood planning concept.
· Considers the existing land use pattern, the topography and physical
features of the community.
· Coordinates and relates the City's major street plan with the land use
plan.
· Includes the community facilities necessary to serve the planned land
uses.
· Plans residential uses as. the major land use within the City.
· Provides enough area for commercial development to accommodate
the population.
NEIGHBORHOOD PLANNING CONCEPT
The Plan identifies thirteen neighborhood planning areas. However, the
City has planned each neighborhood to fit into the community-wide plan
for the City.
The City has planned its neighborhoods because of:
The need to recognize the physical impediments, such as freeways,
lakes, railroads and political boundaries, which delineate areas of the
City.
· The need to strengthen citizen identity with their neighborhood.
The need to provide a focal point for bringing people together to
discuss local problems of mutual concern and thereby develop
stronger citizen involvement in community affairs.
· 2oos 31
TABLE 4
NEIGHBORHOOD LAND USE PLAN LEGEND
Residential Land Uses
RE-40
RE-30
RE-20
R-1
R-IS
R-2
R-3L
R-3M
R-3H
Residential Estate (40,000-square-foot lot areas)
Residential Estate (30,000-square-foot lot areas)
Residential Estate (20,000-square-foot lot areas)
Single Dwelling (10,000-square-foot lot areas)
Single Dwelling (7,500-square-foot lot areas)
Single and Double Dwellings
Multiple Dwellings (4.4 - 6.3 units/acre)
Multiple Dwellings (4.9 - 7.0 units/acre)
Multiple Dwellings (8.4 - 12.0 units/acre)
Commercial Land Uses
LBC
NC
CO
BC(M)
BC
Limited Business Commercial Center
Neighborhood Commercial Center
Commercial Office Center
Business Commercial (Modified) Center
Business and Commercial Center
Industrial Land Uses
M-1 Light Manufacturing
M-2 Heavy Manufacturing
Community Service Land Uses
OS Open Space
P Parks
S School
C Church
W Public Water Facility
CEM Cemetery
FS Fire Station
G Government Facility
L Library
CH City Hall
In applying the neighborhood planning concept to the community, the City
used the following guidelines:
Streets: The neighborhood planning areas, where possible, are
bounded by major sweets which move traffic around, instead of
through the neighborhood.
· Parks: Neighborhoods include parks that the City has designed to
meet the needs of the particular neighborhood.
Schools: School sites have been combined with the neighborhood
recreation area, whenever possible, to provide a focal point for the
neighborhood.
· Commercial: Commercial uses are generally at the edge of
residential neighborhoods or at the intersection of arterial streets.
LAND USE PLAN DEFINITIONS
Most of the land use plan categories coordinate with the City's zoning
categories. The uses permitted in these land use categories are the same
as those in the corresponding zoning district. There is a list of categories
in Table 6.
The City and developers may also use planned unit developments (PUDs)
when proposing or reviewing developments. The proposed land use(s) in
a PUD must be consistent with the Land Use Plan. The City may require
a PUD in areas of significant natural features, difficult topography or
transition areas between largely different zoning districts.
RESIDENTIAL LAND. USES
The Land Use Plan has ten residential classifications. The main
difference between the single-dwelling classifications is the minimum lot
sizes allowed. The difference between the three multiple-dwelling
classifications is the maximum allowed density.
Table 6 shows the maximum number of people per gross acre allowed.
Gross acreage is the total area of the lot to be developed, including streets
and drainage areas. Table 7 shows the number of people per unit that the
City uses in converting the people per gross acre in Table 6 to units per
gross acre in Table 8. If someone simply wants to know how many units
of a certain type of dwelling they can build, they should use Table 8.
TABLE 5
ESTIMATED POPULATION DENSITY BY
RESIDENTIAL CLASSIFICATION
RL, Residential low densily -- 11.9 people/gross acm
RM, Residential medium density = 13.3 People/gross acre
RH, Residential high density = 22.8 People/gross acre
TABLE 6
ESTIMATED NUMBER OF PERSONS PER DWELLING UNIT
Tvoe of Dwelling
Single Dwellings
Double Dwellings
Townhouses
Manufactured Homes
Apartments (3-4 units/building)
Apartments ($ + umtsfouilding)
Apartments (l-bedroom elderly)
Apartments (2-bedroom elderly)
P~ople/Uoit
3.4
2.7
2.7 a
2.5
2.7 b
1.9 ¢
1.1
2.0
NOTES TO TABLE 6:
Assumes an equal mix of 2- and 3-bedroom units (source: Fred Haas, Mary
Anderson Construction).
Co) Assumes an equal mix of 2- and 3-bedroom units.
(c)
Based on a bedroom mix of 1.9 percent efficiencies, 43.4 percent one-bedrooms,
52.1 percent two-bedrooms and 2.6 percent three-bedrooms (Source: Maplewood
survey of apartment units).
· 2oo~ 34
TABLE 7
PLANNED MAXIMUM DENSI~ OF DWELLING UNITS
Type of Dwelling
Planned Maximum Density
(Units per Gross Acre)
Single Dwelling~ 3.5 3.9
Double Dwellings~ 4.4 4.9
Townhomes 4.4 4.9
Manufactured Homes --- 5.3
Apartments
(3-4 unit/bldg.) 4.4 4.9
Apartments
(5 + unit/bldg.) 6.3 7.0
Apartments
(elderly) (Based on bedroom mix.
See above table.)
8.4
8.4
8.4
8.4
12.0
NOTES TO TABLE 7:
(1)
The maximum allowed density shall be determined by the minimum lot areas in
the zoning code. If minimum area lots for each unit are not platted, the maximum
number of units shall be determined by dividing the net project area by the
minimum required lot area. Minimum lot areas may be reduced in planned unit
developments, where the overall project does not exceed the maximum allowed
density.
The above numbers are based on the 1980 Census, except for manufactured
homes. Each of the three maximum population densities from the Land Use Plan
was divided by the combined people per unit for each type of dwelling reported
in the census. Manufactured homes are at the 1970 Census figure to keep future
manufactured home parks consistent with the character of the most recently
developed parks. The City intends to review all density figures after each Federal
Census and make adjustments as needed.
Low density areas are usually for single dwellings. The City may allow
an occasional double dwelling. Double dwellings, however, should be on
high-volume streets at the periphery of single-dwelling neighborhoods.
The City may also allow multiple dwellings in low-density areas with a
planned unit development if:
Clustering buildings would preserve significant natural features, such
as woods, wetlands or steep slopes.
The buildings are of a scale, design and location that is compatible
with adjacent development.
Medium density areas are for small-lot single dwellings, manufactured
home parks and multiple dwellings. These areas usually abut single
dwellings or are in neighborhoods where higher density would cause
traffic or other problems for surrounding development or City facilities.
High density residential is for a variety of multiple dwellings where a
higher density will not adversely affect surrounding development.
COMMERCIAL LAND USES
There are five commercial land use classifications:
Limited Business Commercial (LBC). This classification includes
offices, medical clinics, and childcare facilities. This classification
is intended for commercial areas adjacent to residential uses.
Neighborhood Commercial Center (NC). This classification is
intended for businesses that are compatible with adjacent residential
neighborhoods. Uses are limited to offices and smaller retail uses
that cater to convenience shopping.
Commercial Office (CO). The commercial office classification
provides areas for offices and related uses together with supportive,
low-intensity commercial uses. These areas should be close to
residential areas so they can conveniently serve the public. These
areas should be on heavily traveled streets or adjacent to commercial
or industrial districts, to lessen their impact on residential areas.
Business Commercial (Modified). The City intends this
classification as a transition between more intensive commercial uses
and low or medium density residential areas.
Business and Commercial (BC). This commercial classification
includes a wide variety of commercial uses. High-intensity uses,
such as fast-food restaurants and gas stations, should be permitted
subject to specific performance guidelines.
INDUSTRIAL LAND USES
There are two industrial land use classifications:
Light Manufacturing (M-l). This classification includes
warehouses, wholesale businesses, offices, cartage and express
facilities, radio and television stations and other industrial uses of a
lower-intensity nature.
Heavy Manufacturing (M-2). This classification includes higher
intensity manufacturing and industrial uses. 3M has the only M-2
land in the City now.
· ~ooe 37
LAND USE ACTION PLAN
Table $ lists activities that the City should undertake to implement the
Land Use Plan. This table also shows the responsibility, timing, funding
and coordination for each activity.
TABLE 8
LAND USE ACTION PLAN
Action
Allow rezonings consistent
with the Land Use Plan
Review commercial, industrial
and multi-family site plans
Protect residential
neighborhoods
Responsibility Timing Funding
PC, CC, Ongoing None
Dir of CD
PC, CC, CDRB Ongoing None
Dir of CD
PC, CC, CDRB Ongoing TIF, OF,
Dir of CD CDBG
Coordinate with
Site Plan review;
street system
Land Use Plan;
zoning ordimmce
Land Use Plan;
zoning ordinance
ABBREVIATIONS:
CDRB -- Community Design Review Board
PC -- Planning Commi~ion
CC = City Council
HRA = Maplewood Housing and Redevelopment Authority
Dir of CD = Director of Community Development
TIF = Tax-increment financing
GF = General Fund
CDBG = Commtl~lty Development Block Grant
· ~oo~ 38
TABLE 9
PLANNED LAND USE ACREAGE, 1991
Low-Density
Neighborhood Residential
1. Western Hills 159 (0)
2. Parkside 540 (11)
3. Kohlman Lake 335 (168)
4. Hazelwood 429 (47)
5. Maplewood Heights 224 (7)
6. Sherwood Glen 360 (5)
7. Gladstone 415 (7)
8. Hillside 309 (54)
9. Beaver Lake 354 (2)
10. Battle Creek 149 (0)
I1. VistaHills 227 (62)
12. Highwood 656 (317)
13. Carver Ridge 290 (147)
4,447 (827)
Medium-Density High-Density Commercial Open
Residential Residential Industrial Space TOTAL
2 (0) 5 (0) 132 (42) 165 575
44 (5) 47 (21) 30 (0) 230 990
30 (11) 0 (0) 88 (60) 210 730
35 (2) 34 (15) 726 (355) 288 1,720
74 (35) 4 (0) 54 (17) 100 547
46 (21) 15 (3) 128 (222) 237 960
32 (22) 6 (0) 35 (8) 192 760
147 (136) 56 (4) 95 (55) 429 1,149
258 (62) 22 (5) 637 (42) 203 1,530
0 (0) 6 (0) 22 (0) 538 836
104 (25) 2 (0) 7 (1) 182 550
0 (0) (0) (0) 3 (0) 150 944
o (o) o (0) 0 (0) 89 463
772 (319) 218 (48) 1,957 (602) 3,013 11,754
NOTE:
The figures in the left-hand column of each of the categories indicate the number of acres of land expected in that category by
neighborhood at time of full development. The figures in parentheses indicate the number of acres of undeveloped land in 1991.
,~oo, 39
NN G AREA NEIGHBORHOOD
NUMBER NAME
I WESTERN HILLS ~ ~'
3 KOHU~.N LAKE
4 ~LW~
5 M~W~
~ ~RW~ ~N ~.i, ~/=-~4
7
9 ~R ~E
10 BA~ CREEK
12
13 ~R R~
Neighborhood
Planning Areas
COMPREHENSIVE PLAN
4O
Figure 9
REVISED
//
interchange
nterchange
Co. Rd. B
wy. 36
or colleclor
C
OS
-M-1
maj¢ Ilector
ST.
Larpenteur
~R-3(M) interchange
41 Figure 10
REVISED
· . Larpenteur major arterial
intel ~e >~
e- · ·
,,, E I~ 0 0 '~- :Z:
_ . :~ .~ ~ -B-C(M)
42
Figure 11
REVISED
County Rd. D
Vadnais Heights
694 prir. cil~&l arterial
interchange
E
minor collector
Little Canada
oS
minor
Beam Ave.
collector
Rd. C
· ;*lI
major collector
Gervai.
'0
·
ighway 36
11
43
Figure 12
interchange
Vadnais Heights
i I
minlor arterial
major collector
/
/.
M-1
P
~principal arterial 694
· :
mmmmmqmmmmmm§~
P
interchange
M-1
major collector
' IVI-1 :i
M-1 :
'iai y 36
"~ ; , nge
44
Figure 13
REVISED
interchange
arterial
White Bear Lake
Coun{y
D
North St Paul
45
Figure 14
R-3t
REVISED
46
Figure 15.
Saint Paul
REVISED
II l~major I ~collect~r, ~
maj0*r arterial
47
Figure 16
North St. Paul Road ~
major collector [J
~y
R-3(M)
OS
Larpenteur ma or arterial
REVISED
M-1
Mc Knight
48 Figure 17
R-3(M
R-3(M)
ivy Ave. R-2
R-3(H)
~land Ave.
Stillwater Rd.
Ave.
M-1
M-1
M-2
erchange
CEM
BC c
0
LBC
~rchange
1-94
~haha Ave.
Ave.
49
Figure 18
REVISED
~ CO
, II~ ~ ,interchange
os ~ ~
os ,
P P ' ~ ~
ma collector ~~ ~ ~ ~
~ ~L'
II~
50 Figure 19
REVISED
Lower Afton~ ~arterial
1
Figure 20
Linwood
Highwood_---
R-11
minor
R-I~ P
'[I
minor I
co,,ector ~!, R- 1
major collector
R--11
,.~
0
0
Carver
REVISED
I
OS
52
Figure 21
REVISED
Carver Ave.
P
OS
major collector
R-1
Newport
'0
0
0
53 Figure 22
TO:
FROM:
SUBJECT:
LOCATION:
APPLICANT:
DATE:
City Manager
Ken Roberts, Associate Planner
Land Use Plan Change, Conditional Use Permit
and Reduction of Parkinq Spaces
6ervais Avenue, West of White Bear Avenue
The Cottages of Maplewood West (John Arkell)
December 6, 1991
SUMM~a¥
INTRODUCTION
Request
The applicant is requesting the following:
A change in the City's land use plan from LSC (limited
service commercial) to RH (residential high density)·
A conditional use permit (CUP) for a planned unit
development (PUD) for a 106-unit senior citizen housing
development. The applicant is requesting the CUP because
the LBC (limited commercial) zone on this site limits the
uses to offices and day care.
A reduction in the number of city-Code-required parking
spaces. Code requires two spaces for each unit or 212
spaces. This plan shows a total of 188 parking spaces (74
attached garage spaces, 34 detached garage spaces and 80
uncovered spaces)) 27 of the uncovered parking spaces would
be in front of garages. In the past, the City has not
included these type of spaces towards the minimum parking
space requirement. This project would, therefore, have only
161 spaces that meet Code.
Description of the Project
Ail the buildings are one-story town homes. The 106 units
include 26 one-bedroom units, 52 two-bedroom units and 28 three-
bedroom units. There would also be two units used for a
community center and storm shelter. The 106 units and the
community center/storm shelter would be in 9 twelve-unit
buildings on 9.6 acres. There would be a concrete and grass
access-way for emergency vehicles and pedestrians west of
building A.
The developer is also proposing to change the wetland which is on
the northeast corner of the project site. The developer would
fill the wetland's west end and excavate an equivalent area on
the wetland's north and east end. This change will be subject to
the approval of the Ramsey-Washington Metro Watershed Board.
Board's staff has agreed to this change.
The
BACKGROUND
The City has always zoned this site for commercial use. When the
City adopted its first land use plan in 1973, however, they
planned this site for RH (residential high density) use. The
zoning remained the same. The City changed the land use plan for
this site to commercial in 1983 to match the zoning.
The following is a brief history of previous proposals for this
site and City actions:
Date
1977
Request
Lecon Properties requested
preliminary approval for'
a mixed PUD, including 350
apartment units.
Action
Planning Commission
approved. The developer
dropped the project
before the City Council
considered it.
1982
1983
1988/89
Woodmark, Inc. requested
concept approval to build
apartments for senior
housing.
The City initiated a zone
change from LBC (limited
business commercial) to
R-3 (multiple-family
residential). This was
so the zoning map would
follow the land use plan.
BBY Partnership applied
for a land use plan
change from LSC to
RH (residential high
density) and a CUP for a
PUD to build 426 apartment
units.
The City Council approved
the concept. (The
developer dropped the
project.)
The Planning Commission
recommended approval, but
the City Council denied
the change. There was
strong neighborhood
opposition. The Council
then changed the land use
plan map to LSC (limited
service commercial).
The City Council denied
the changes after the
Planning Commission
recommended denial. The
developer then sued the
City, but the Courts
upheld the City Council's
decision.
CRITERIA FOR APPROVAL
There are no specific criteria for a land use plan change. Any
land use plan change should be consistent with the goals and
policies in the City's Comprehensive Plan.
2
The resolution on page 22 gives the ten findings required by Code
for approval of a conditional use permit.
DISCUSSION
Land Use Ch&nqes
This is a good site for senior housing. It is on a major
collector street (Gervais Avenue) and close to a major arterial
street (White Bear Avenue), church, park and shopping. The
senior project would be a transitional use between s~ngle
dwellings and commercial uses.
This project should be a good neighbor to the adjacent homes.
Seniors are quiet neighbors and the buildings are a distinctive
one-story style that would be compatible with the design of
surrounding homes.
Sidewalk
The developer should build a 5-foot-wide concrete sidewalk along
the north side of Gervais Avenue from White Bear Avenue to Four
Seasons Park. This sidewalk would provide a safe way for the
seniors to walk to the shopping center to the east and Four
Seasons Park to the west. The developer is asking the City to
pay for this sidewalk with tax-increment financing. Refer to the
separate report on financing for this project that covers this in
more detail.
Reduced P&rkinq Spaces,
The proposed number of parking spaces should be adequate for a
senior housing development. The ratio of spaces to units is the
same for the Village on Woodlynn senior project (the former
Cottages of Maplewood). Multiple dwellings limited to seniors
have fewer cars per unit than multiple dwellings that are not
restricted to seniors. The City has recognized this by approving
other senior housing projects with a reduced number of parking
spaces. (See page 10.)
Buildinq Setbacks
City Code requires at least 20 feet between buildings in town-
house developments. This proposal has all the living units at
least 20 feet apart, but has some of the detached garages between
6 and 19 feet apart. Staff is recommending a Code change that
would reduce the setback between dwellings and garages and
between garages and garages to ten feet. The setback between
dwelling units would stay at twenty feet. The Design Review
Board will be considering this change in a separate report.
3
Perimeter Drive
Some of the residents on Flandrau Street are complaining about
the closeness of the perimeter drive to their rear lot lines.
The City fire marshal required this drive for fire protection.
It is similar to the one required for the Village on Woodlynn
project. The developer would have to buy more land and move the
whole project to the east to increase the setback from the west
lot line. The current setback meets City Code.
.Sanitary Sewer
The existing sanitary sewer that serves the property is not
adequate for the proposal. The City Engineer feels that the City
will need to construct a public improvement project before the
~eveloper could build this proposal. The City needs the public
improvement project to replace the inadequate sanitary sewer line
that serves this and other properties in the area.
Land North of the Senior Sitt
The land use plan shows an open space connection between the
wetlands to the east and Four Seasons Park. The intent was
probably for a trail connection between the two. Part of this
land is now platted with the Seasons Park Addition. When the
City considered this plat, they decided to provide a trail
connection between Flandrau Street and Four Seasons Park, rather
than to the wetlands to the northeast. There is, therefore, no
longer a reason to show an open space connection to the
northeasterly wetlands.
The Council considered the land to the north of the Cottages on
November 14. They tabled several alternatives for platting this
land with single dwellings until March 9 to give the property
owner time to study the alternatives. The property owner is also
considering the possibility of an office use. The developer
should design the excavation of the pond to allow room for a
drive. This drive would provide access from the south to the
land north of the Cottages site. If this drive cannot be built,
the City should change the zoning on the land north of the
Cottages to R-1 (single dwellings). The City should not allow
commercial traffic on Bittersweet Lane.
RECOMMENDATIONS
Approve the attached resolution on page 20. It changes the
land use plan from LSC (limited service commercial) to RI{
(residential high density), based on the following findings~
a. This site is proper for and consistent with the City,s
policies for high density residential use. This
includes:
4
(1)
Being a transitional land use between low density
residential and commercial land uses.
(2)
It is next to a collector street and is near a
church, shopping and Four Seasons Park.
This development will minimize any adverse effects on
surrounding properties because:
(l)
The existing and proposed vegetation will screen
the town houses from the nearby homes.
(~)
Studies have shown there will be no adverse effect
on property values.
(3)
There would be no traffic from this development on
existing residential streets.
The City had planned this site for RH land use from
1973 - 1983.
dm
In 1983, the City gave concept approval to a senior
housing project on this site.
approve 161 parking spaces (108 garages and 53 open spaces),
rather than the 212 spaces required by code, because:
am
The parking space requirement is not proper for senior
housing, because there are fewer cars per unit in these
projects.
The city has approved a reduced number of parking
spaces for other senior hoUsing, including the Village
on Woodlynn.
&pprove the attached resolution on page 22. It approves a
conditional use permit for a planned unit development for
this project, based on the ten findings required by Code.
(Refer to the resolution for the specific findings.)
Approval is subject to the following conditions:
All construction shall follow the site plan date-
stamped November 20, 1991, except that all buildings,
including garages shell be at least ten feet apart.
The City Council may approve major changes, after a
public hearing and recommendation from the Community
Design Review Board. The Director of Community
Development may approve minor changes.
The owner shall not convert this development to non-
seniors housing without the revision of the planned
unit development. For this permit, the City defines
5
de
ge
he
seniors housing as a residence occupied by persons that
are 60 years of age or older.
The developer shall install a S-foot-wide concrete
sidewalk along the north side of Gervais Avenue. This
sidewalk shall run from White Bear Avenue to Four
Seasons Park. The plans and specifications for the
sidewalk shall be subject to the approval of the City
Engineer.
Approval by the City Engineer of final grading,
utility, drainage, erosion control and driveway plans.
The erosion control plan shall be consistent with the
Ramsey Soil and Water Conservation District Erosion and
Sediment Control Handbook.
The design of the pond shall be subject to the approval
of the City Engineer. The design shall allow for a
future 24-foot-wide drive between the pond and the
wetlands to the northeast. The developer shall be
responsible for getting all off-site pond and drainage
easements.
There shall be no outdoor storage of recreational
vehicles, boats or trailers.
Residents shall not park trailers and vehicles that
they do not need for day-to-day transportation on site.
If the City determines there are excess parking spaces
available on site, then the City may allow the parking
of these on site.
If the City Council determines there is not enough on-
site parking after 95 percent occupancy, the City may
require additional parking.
The property manager shall keep the emergency access
drive plowed of snow so emergency vehicles can pass
over the drive.
The developer shall provide an on-site storm shelter in
a central location in the development. This shelter
shall be subject to the approval of the Director of
Emergency Preparedness. It shall have a minimum of
three square feet per person for 80% of the planned
population.
The City Council ordering the construction of a new
sanitary sewer to serve this property.
0
The city Council shall review this permit one year from
the date of approval, based on the procedures in City
Code.
approve the resolution on page 25. It orders a feasibility
study for the reconstruction of the sanitary sewer line that
would serve this project. It also allows the City Engineer
to spend up to $20,000 from the sewer fund to pay for this
study.
7
CITIZEN COMMENTR
Staff surveyed the 23 property owners within 350 feet of the site
about the proposal. There were 12 responses. 4 were for the
project, 7 were against and 1 had no comment.
For
The need for senior housing. This is a good location
because of bus service and shopping close by that will meet
the needs of seniors. (Zappa - 2522 Flandrau Street)
It represents a housing need, will be quiet, low traffic,
low structures, not disruptive to the neighborhood.
(Oswald - 1694 Demont Avenue)
We are highly in favor of this proposal because the
increased population density is a plus to us. We believe
that the whole area should be zoned residential.
(Victory in Christ Lutheran Church - 1695 Gervais Avenue)
It's a perfect location for something like this.
(Peterson - 2432 Flandrau Street)
The proposed street at the back of my home is too close to
the end of my lot. I suggest a minimum of 40 feet away from
the end of my lot for any street. (Outar - 2456 Flandrau)
It is not common for a street to run directly behind private
yards, property valuation will plummet and eyesore. It
would be better to put land behind land and then the street.
Backyard to backyard. (Schulte - 2473 Flandrau)
Site design, construction design. The site is deserving of
a better project and product. It should have attached
garages, higher density buildings with more open space.
Better screening or transition to single family areas to
south, north and west. (Gardner Brothers Construction)
This is to be for LBC use. Concerns of ours include
traffic, especially at hours when we leave and come in.
Keep the area for use intended in the Comprehensive Plan.
(Schwan's Sales)
I object to this proposal if the development of this site
affects the future development or expansion of our business.
(Personal Touch Auto Body - 1790 Gervais Court)
See the letters on pages 17 and 18.
8
REFERENCE
Site Description
The site is undeveloped with a large wetland to the northeast of
the property. There are steep slopes to the north of the site
going up to Bittersweet Lane and Demont Avenue.
Surroundino Land Uses
North: Undeveloped property that the City has planned and zoned
for limited commercial uses. On March 9, the Council will also
consider plans for developing this property with single-dwelling
homes.
East: Undeveloped property which is part of the Wessin property
that the City has planned and zoned for limited commercial uses.
Further to the east is the Mapleridge Shopping Center with
Rainbow Foods as its anchor store and White Bear Avenue.
South: Across Gervais Avenue are light industrial land uses such
as Personal Touch Auto Body and Schwan's Foods warehouse. To the
southwest of the site are two homes.
West: The Seasons Park Addition with single-family home sites
along Flandrau Street that the City has zoned R-1. Further to
the west is a Lutheran church and Four Seasons Park.
Reasons for the Request
This proposal needs a land use plan change because:
State law does not allow a city to adopt any regulation
which conflicts with its comprehensive plan.
One of the findings required by Code for a CUP is that the
use is in conformity with the City's Comprehensive Plan.
The land use plan shows this site for LSC uses, which do not
include multiple-family housing.
The developer is applying for a CUP because the zoning on this
site is LBC (limited business commercial). The LBC zone only
allows offices and day-care centers. The developer chose to
apply for a CUP, rather than a zone change. The City may approve
any development with more than five acres and more than one use
or building with a CUP in any zoning district. A CUP for a PUD
is only for a specific use and site plan. A rezoning to R-3
(multiple-dwelling residential) would allow a variety of multiple-
dwelling uses and plans.
9
Past &ctions - Site
The City changed the zoning on this site from SC (shopping
center) to LBC (limited business commercial) in 1969. The LBC
zone at that time allowed apartments.
In 1973, the City adopted its first Comprehensive Plan which
planned this site RH (residential high density).
In August 1977, LeCon Properties made a request for approval of a
mixed use PUD which included 350 multiple-family housing units.
The Planning Commission approved the preliminary concept plan but
the City Council never considered the project.
In September 1982, the City Council gave concept approval to
Woodmark, Inc. to build apartments for senior housing. The
developer later dropped this project.
In April 1983, the City initiated a zone change for the whole
undeveloped 31-acre site along the north side of Gervais Avenue.
This change was from LBC (limited business commercial) to R-3
(multiple-family residential). This change was to make the
zoning map follow the land use plan. The Planning Commission
recommended approval of the R-3 zoning for the whole site. When
the City Council considered the R-3 zoning, several area
residents expressed concern about the R-3 zoning. In response to
the residents' concerns, the Council denied the zone change and
approved a Comprehensive Plan amendment from RH (residential high
density) to LSC (limited service commercial).
In 1988, BBY Partnership applied to the City for a Comprehensive
Plan Amendment (LSC to RH) and conditional use permit (CUP) for a
planned unit development (PUD). This was for a 426ounit
apartment development on a 31-acre site along the north side of
Gervais Avenue. The City Council denied the requests after the
Planning Commission recommended denial. The developer sued the
City, but the Courts upheld the City's denial.
Past Actions - Parking and Garaqe-
The City has approved reduced parking and garage requirements for
all past senior housing. This includes the following:
2.
3.
4.
Concordia Arms: 100 spaces for 124 units or .8 space per
unit.
Hazel Ridge: 75 spaces for 75 units or 1 space per unit.
Casey Lake (Harmony School site - never built): 62 spaces
for 62 units or i space per unit.
Village on Woodlynn (former Cottages of Maplewood): 87
spaces for 60 units or 1 space for each 1.5 units.
The Cottages project would have one space for each 1.5 units.
10
Pl&nninq Considerations
Existing Land Use Plan Designation - LSC
commercial).
Proposed Land Use Plan Designation - RI{
density).
(limited service
(residential high
Permitted Density - 22.8 people per acre.
Proposed Density - 22.5 people per acre.
Land Use Policies
The proposed development follows the Comprehensive Plan's
policies. This includes:
"The City shall encourage transitional land use with medium
and higher density residential development located between
low-density residential and commercial or service land
uses."
2. In section 74-5, Comprehensive Plan policy should. . .
"Accomplish transition between distinctly different types of
residential land uses in an orderly fashion to avoid
creating a negative (economic, social or physical) impact on
adjoining developments."
3. In Section 74-12,
"High-density residential areas should be located adjacent
to or in close proximity to collectors and arterials."
The proposed development also follows the residential
development design objectives in the Comprehensive Plan.
"Pedestrian ways should be planned and developed to connect
homes with schools and open space."
Staff is recommending that the City require that the
developer install a 5-foot-wide concrete sidewalk along the
north side of Gervais Avenue. This should run from White
Bear Avenue to Four Seasons Park (about 2500 feet).
Housing Policies
In 1982, Gary Solomonson Associates rated seven sites in
Maplewood for senior housing, including this one. The City
undertook this study as part of a city-sponsored effort to
promote the development of owner-occupied senior housing.
11
A finding of the 1982 study was that area seniors would prefer a
variety of housing styles and types in addition to apartment
buildings. This might include owner-occupied and rental
townhouses, home sharing and senior group homes. The HRA adopted
a goal to promote a wider variety of senior housing opportunities
within the City. This proposal is consistent with that policy.
kr/Cotwest.mem
Attachments
1.
2.
3.
4.
5.
6.
7.
8.
9.
(11-29)
Location Map
Existing Land Use Plan Map
Property Line/Zoning Map
Site Plan
Letter: Duong
Letter: Wilde
Land Use Plan Amendment Resolution: Cottages
Resolution: CUP for PUD
Resolution: Feasibility Study
12
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VIKIN~
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HAZELWOOD
NEIGHBORHOOD LAND USE PLAN
1 4 Attachment 2
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GREEN AREA
WETLAND
DETACHED GARAGES
G~-RVAIS AVENUE
SITE PLAN
16
Attachment 4
N
Geoff Olson, AICP ' ~
Director of Community Development
City of Maplewood
Maplewood, MN 55109
November 7, 1991
Dear Mr. Olson,
Thank you for your survey concerning the proposed senior housing
development on the north side of Gervais Avenue, west of the Maple
Ridge Shopping Center.
I object to the proposed development because of the following reasons: 1. The area is a beautiful and unique natural park in Maplewood.
2. The layout site would put a street 12 feet from my backyard.
Presently, there aren't many natural parks within Maplewood City and
within the Twin Cities Metropolitan Areas. It is quite unique and is
quite a blessing to have such a beautiful site right behind our
backyards and right in the heart of our city. I have seen many geese
fly around the area and many rodents' footprints . Also, I have seen
a variety of different kinds of wild flowers, wild plumbs,wild
berries, and the rare Virgin Grass. It is really pitiful to destroy
all natural beauty and the home of hundreds of wild animals and
flowers. We, today, are more conscious of protecting and preserving
nature and the environment. By rejecting the development plan, we
would have accomplished a very important and basic first step.
Furthermore, the proposed plan would make the backyards of many
houses on Flandrau Street unsafe. Many residents on Flandrau Street
include small children and they are subjected to automobile accidents
within a few steps from their backyards.
I have given you the reasons for my objection and concern of the
development plan. I sincerely hope that you will consider my points
of view. If this development can not be stopped, please consider
allowing at least forty feet of grass and bushes between the edge of
our backyards and the street for safety reason.
Again, I thank you for considering my opinion and for your time.
Sincerely,
Nga Duong
777-6638 (home)
639-2857 (work)
17
Attachment 5
Geoff Olson, AICP
Director of Community Development
City of Maplewood
Haplewood MN, 55109
Mr. Olson,
Thank you for your letter/questionaire concerning the
proposed senior housing development behind Mapleridge
Shopping Mall.
I object to the proposed development as out--lined because:
1) It is an incomplete picture of the development of that
area.
2) The area is ecologically unique in Maplewood.
3) There would be an adverse impact on the wetlands in
that immediate area, and on the larger wetlands
north of the development site and the one east of
White Bear Ave.
4) The proposed layout of the site would adversely affect
the quality of the adjacent home sites.
In more detail...
1) The picture is incomplete. In the meeting sponsored by
th~ ,fevelopers they discussed a proposed extension of
Bittersweet Lane, extending it south and west of its
present cul-de-sac. Such an extension would directly
abut the proposed Cottages development and the two
should be considered at the same time to get an over-
all picture of what the area will be like.
2) The area is home (in addition to common wildlife such as
muskrat, mink, and deer) to possibly the last badger
habitat in the metro area. His tracks have been
photographed and digs examined by the DNR. Although the
badger is not a protected species in Minnesota, such an
unusual inhabitant should be given some consideration.
The badger is a plains animal. He hunts the high grass
territory in that vi...inity, not the wetlands. Because
of their voracious appetite for mice, mole, salamanders,
etc., they are an important part of the environmental
balance of that area.
3) The impact on the greater wetlands of the area would be
tremendous. The developer proposes "moving the existing
pond over a few feet" He said that the pond area is
"dry" It was in Sept. but not during the summer. Even
when dried down in the'fall a plant biologist could tell
you that the grasses in the lowlands are those that grow
only in full water.
In addition, the wetlands to the immediate north, and
those east of White Bear Ave. are probably part of the
same overall flowage. The pond he intends to move and
the larger marsh near Rainbow Foods would both be
changed radically. If the development site drains
directly into them they will become flooded (since
houses and concrete don't absorb rainwater) or dried out
because the storm sewer diverts the rain into
another area.
Attachment 6
4) Aside from the damage to the ecoic?y, I object to the
development as proposed. They pian a street around
the perimeter of their area. This worked well in the
North St. Paui site because aIi adjoining property is
commercial. In this instance it would put traffic within
12 feet of the residential properties on Flandrau.
(according to the detail presented at the developers
meeting). This is just not acceptable. Many of the
homes on Flandrau have small children. I personally have
a two year old grandchild. A street, even a low traffic,
reduced speed zone street only a co~le steps from my
back yard would be a hazard. Certainly if you were asked
to approve a residential development that proposed
streets on both sides of residences you would ~3ay the
developer should go back to the drawing boards.
You're second question was "What could the developer do to make
his plan acceptable?" If the unique environment cannot be
preserved, forty feet of protection between my back yard and any
traffic should be a minimum. This could be either a forty foot
grass/bush buffer or a reasonable backyard for the adjacent home.
The proposed map shows a nice tree area between the individual
buildings. I would think a good architect could lay the same
number of units out so that the backyard area for the units
would be on the perimeter of the site and the streets in the
center at their front yards as with any normal house siting.
Art Wilde
2464 Flandrau
Maplewood MN, 55109
736-4076 (work)
773-0463 (home)
19
LAND USE PLAN CHAN~E RESOLUTION
WHEREAS, Cottages Lifestyles Inc. (John Arkell) applied for
a change to the City's land use plan from LSC (limited service
commercial) to RH (residential high density).
WHEREAS, this change applies to the undeveloped property on
the north side of Gervais Avenue, east of Flandrau Street. The
legal description is:
The north 689.64 feet of the south 989.64 feet of Lot 2, the
north 284.67 feet of the south 989.64 feet of the west 15.0 feet
of Lot 1, and the south 704.97 feet of Lot 1, all in E. G. Rogers
Garden lots, Ramsey County, subject to Gervais Avenue road
easement.
WHEREAS, the history of this change is as follows:
The Planning Commission held a public hearing on
December 2, 1991. City staff published a hearing
notice in the Maplewood Review and sent notices to the
surrounding property owners as required by law. The
Planning Commission gave everyone at the hearing a
chance to speak and present written statements. The
Planning Commission recommended to the City Council
that the plan amendment be
The City Council discussed the plan amendment on
December 23, 1991. They considered reports and
recommendations from the Planning Commission and City
staff.
NOW, THEREFORE, BE IT RESOLVED that the City Council approve
the above-described change for the following reasons:
This site is proper for and consistent with the City's
policies for high density residential use. This
includes:
Being a transitional land use between low density
residential and commercial land uses.
be
It is next to a collector street and is near a
church, shopping and Four Seasons Park.
This development will minimize adverse effect on
surrounding properties because:
The existing and proposed vegetation will screen
the town houses from the nearby homes.
bo
Studies have shown there will be no adverse effect
on property values.
20 Attachment 7
There would be no traffic from this development on
existing residential streets.
The City had planned this site for RH land use from
1973 - 1983.
In 1983, the City gave concept approval to a senior
housing project on this site.
Adopted on December 23, 1991.
res\Cottlup
jl
COND'rT~'ON~,L USE PERI~'rT RESOLUTION
WHEREAS, Cottages Lifestyles Inc. (John Arkell) applied for
a conditional use permit for the Cottages of Maplewood West
planned unit development.
WHEREAS, this permit applies to the undeveloped property on
the north side of Gervais Avenue, east of Flandrau Street. The
legal description is:
The north 689.64 feet of the south 989.64 feet of Lot 2, the
north 284.67 feet of the south 989.64 feet of the west 15.0 feet
of Lot l, and the south 704.97 feet of Lot 1, all in E. G. Rogers
Garden lots, Ramsey County, subject to Gervais Avenue road
easement.
WHEREAS, the history of this conditional use permit is as
follows:
The Planning Commission discussed this application on
December 2, 1991. They recommended that the City
Council deny the permit.
The City Council held a public hearing on
December 23, 1991. City staff published a notice in
the paper and sent notices to the surrounding property
owners as required by law. The Council gave everyone
at the hearing a chance to speak and present written
statements. The Council also considered reports and
recommendations of the City staff and Planning
Commission.
NOW, THEREFORE, BE IT RESOLVED that the City Council approve
the above-described conditional use permit for the following
reasons:
The use would be located, designed, maintained,
constructed and operated to be in conformity with the
City's Comprehensive Plan and Code of Ordinances.
The use would not change the existing or planned
character of the surrounding area.
3. The use would not depreciate property values.
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.
22 Attachment 8
0
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.
e
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.
e
The use would not create excessive additional costs for
public facilities or services.
The use Would maximize the preservation of and
incorporate the site's natural and scenic features into
the development design.
0
The use would cause minimal adverse environmental
effects.
Approval is subject to the following conditions:
Ail construction shall follow the site plan date-
stamped November 20, 1991, except that all buildings,
including garages shall be at least ten feet apart.
The City Council may approve major changes, after a
public hearing and recommendation from the Community
Design Review Board. The Director of Community
Development may approve minor changes.
The owner shall not convert this development to
nonseniors housing without the revision of the planned
unit development. For this permit, the City defines
seniors housing as a residence occupied by persons that
are 60 years of age or older.
The developer shall install a 5-foot-wide concrete
sidewalk along the north side of.Gervais Avenue. This
sidewalk shall run from White Bear Avenue to Four
Seasons Park. The plans and specifications for the
sidewalk shall be subject to the approval of the City
Engineer.
Approval by the City Engineer of final grading,
utility, drainage, erosion control and driveway plans.
The erosion control plan shall be consistent with the
Ramsey Soil and Water Conservation District Erosion and
Sediment Control Handbook.
®
The design of the pond shall be subject to the approval
of the City Engineer. The design shall allow for a
future 24-foot-wide drive between the pond and the
wetlands to the northeast. The developer shall be
23
®
e
10.
12.
responsible for getting all off-site ponding and
drainage easements.
There shall be no outdoor storage of recreational
vehicles, boats or trailers.
Residents shall not park trailers and vehicles that
they do not need for day-to-day transportation on site.
If the City determines there are excess parking spaces
available on site, then the City may allow the parking
of these on site.
If the City Council determines there is not enough on-
site parking after 95 percent occupancy, the City may
require additional parking.
The property manager shall keep the emergency access
drive plowed of snow so emergency vehicles can pass
over the drive.
The developer shall provide an on-site storm shelter in
a central location in the development. This shelter
shall be subject to the approval of the Director of
Emergency Preparedness. It shall have a minimum of
three square feet per person for 80% of the planned
population.
The City Council ordering the construction of a new
sanitary sewer to serve this property.
The City Council shall review this permit one year from
the date of approval, based on the procedures in City
Code.
Adopted December 23, 1991.
res\Cottcup
jl
24
- RESOLUTION
ORDERING PREPARATION OF A FEASIBILITY STUDY
WHEREAS, it is proposed to replace the trunk sanitary sewer from VanDyke at
Kohlman to Kennard at Beam and to assess the benefited property for all or a portion of the
cost of the improvement, pursuant to Minnesota Statutes, Chapter 429,
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF MAPLEWOOD,
MI N N ESOTA:
That the proposed improvement be referred to the city engineer for study and that he
is instructed to report to the council with all convenient speed advising the council in a
preliminary way as to whether the proposed improvement is feasible and as to whether it
should best be made as proposed or in connection with some other improvement, and the
estimated cost of the improvement as recommended.
Furthermore, funds in the amount of $20,000 from the sanitary sewer fund are
appropriated to prepare this feasibility report.
25 Attachment 9
MEMORANDUM
TO:
FROM:
SUBJECT:
LOCATION:
APPLICANT:
DATE:
City Manager
Director of Community Development
Tax-Exempt and Tax-Increment Financing
Gervais Avenue, West of White Bear Avenue
The Cottages of Maplewood West (John Arkell)
December 6, 1991
SUMMARY
INTRODUCTION
The applicant is requesting Council approval for $5.2 million in
tax-exempt housing revenue bond financing and $93,644 each year
for 15 years in tax-increment financing (TIF). This request is
for the cottages of Maplewood West on Gervais Avenue, west of
White Bear Avenue. This financing would require that the
developer keep the rents of this project affordable to low and
moderate income seniors for at least the 35-year life of the
bonds.
BACKGROUND
Tax-exempt financing reduces the interest rate for the
developer's financing. There is no loss of City money.
This is money that normally would have gone to the Federal
treasury. The City has approved tax-exempt financing for
three previous senior housing projects - Hazel Ridge, the
Harmony School site (never built) and the Village on
Woodlynn senior project (formerly the Cottages of
Maplewood).
Tax-increment financing uses the increase in taxes from a
new development to finance projects with a public purpose.
These taxes would normally go to the city, county, school
district and other agencies that property taxes fund. The
chart on page 10 shows the agencies that would lose taxes
and how much. A justification for tax-increment financing
is that the developer would not build the project (which
will generate property taxes) without this financing. So
these agencies may not have received this money anyway.
The City has approved tax-increment financing for two senior
housing projects and a first-time home buyers program in
1982. The City also approved tax-increment financing in
1988 for the Village on Woodlynn.
The City received a CDBG of $252,500 in 1988 for the Village
on Woodlynn project. The developer used this money towards
the purchase of the land for the project.
DISCUSSION
Tax-increment Financing
This project should generate $93,644 each year in increased
property taxes or tax increments. The developer is requesting
that the City pay this amount to the developer for 15 years to
repay him for project costs. This would allow the developer to
keep the rents lower than market rate rents. The City approved
this same financing for the Village on Woodlynn senior project.
Mr. Arkell's letter on page 14 states that rent restrictions
would continue for at least 35 years.
The public subsidy of this project would be less per unit than
the Village on Woodlynn. The City provided $8,792 per unit in
tax-increment and CDBG money to the Village on Woodlynn. The
City would only be giving $5,522 per unit in tax-increment
financing to the Cottages of Maplewood West. The proposed rents
of the Cottages would also be less than the rents at the Village
on Woodlynn.
The developer would get the first 15 years of tax-increment from
this project. Staff is planning a second hearing at the January
27 Council meeting to consider using the following ten years of
tax increment from this project to pay for the sanitary sewer
needed for this project.
The City intends to apply for a Federal Community Development
Block Grant for this project. If approved, the City could use
this grant to reduce the tax-increment money for this project or
the sanitary sewer.
Need for Senior Housing
The developer should provide a market study to determine the
long-term demand for these units. The current demand looks good
for the Maplewood area. The waiting lists for the Village on
Woodlynn and the Cottages of North St. Paul are more than 300
people. This project will add another 106 units. A 92-unit
project is planned in Little Canada. This project would be a
three-story apartment with similar rents to the Cottages of
Maplewood West. The Cottages of Stillwater project could not get
enough seniors to fill their units. So they have opened them up
to non-seniors. They now have only 40% of their units occupied
with seniors. The Department of Housing and Urban Development
has had restrictions on new senior housing for several years,
because of over building of senior housing in the metro area. As
the baby boom generation ages, there should be a growing need for
senior housing. The cutback in federal housing programs
compounds this problem.
2
RECOMMENDATIONS
Adopt the resolution on page 9. It approves tax-exempt
mortgage revenue financing for $5.2 million to construct The
Cottages of Maplewood West project. Approval is subject to
the City's requirements for tax-exempt mortgage revenue
financing and the following income and rent requirements:
ae
At least 20% of the units shall have households with an
adjusted gross income of 50% or less of the
metropolitan median income or at least 40% of the units
shall have households with an adjusted gross income of
60% of the median income.
At least 75% of the units shall have households that
have an adjusted gross income of not more than 110
percent of the metropolitan median income.
At least 51% of the units shall be affordable to
households which have adjusted gross incomes of no more
than 80% of the metropolitan median income.
Adopt the attached resolution on page 15. It gives the
developer the increased tax revenue (tax increment) from
this project for 15 years. Approval is subject to receiving
a percentage of the sale of the property in proportion to
the City,s investment of tax-increment funds over an annual
appreciation of five percent· The City may change the
amount of tax-increment financing after the following are
done:
The developer and City determine the total cost of the
development·
The developer shall provide a market study to the City
documenting that there will be enough demand from
seniors over 59 years old for these units over the life
of the bonds.
The County decides whether to approve a Community
Development Block Grant for this development.
3
REFERENCE
Past Actions on other Senior Housinq Financin~
1982:
Council gave concept approval to using tax-increment
financing to help with the development of a seniors
housing project. The project would have used about
$150,000 of tax-increment funds for each of two senior
housing developments (Hazel Ridge and Bennington
Woods). The developers proposed that the developments
be owner-occupied. The program also included a part
for first-time home buyers financed with tax-exempt
financing. Interest rates fell and the developer
abandoned the program.
1-14-85:
The Council gave preliminary approval for $5.8 million
of tax-exempt financing for up to 100 units for the
Hazel Ridge Seniors Residence at 2696 Hazelwood Avenue.
11-25-85: The Council gave preliminary approval for $6.5 million
of tax-exempt financing for the ll6-unit Harmony School
(Casey Lake) Seniors Residence (County Road C and White
Bear Avenue). This was subject to construction
beginning within one year. (This project was never
built.)
1987-88:
The Council approved $2,448,100 of tax-exempt housing
revenue bonds for the 60-unit Cottages of Maplewood
(Village on Woodlynn) project. The Council also
approved $275,000 of tax-increment financing.
Comparison of Waiting Lists and Rents
The waiting lists and rents for the existing senior residences in
the area are:
Market rate units-Rent
(includes utilities)
Archer Heights - 100 $370 (1 bedroom)
(1)
(2)
(3)
(4)
Concordia Arms - 200+
$535 (1 bedroom)
Franklyn Park - 125+
$560 (1 bedroom)
Village on - 100+ $500
Woodlynn $650
(1 bedroom)
(2 bedroom)
(5) Cottages of - 200 $450 (1 bedroom)
North St. Paul $530 (2 bedroom)
4
The applicant is proposing the following 1992 rents for the
Cottages of Maplewood West:
$385 plus $40 for utilities = $425 per month for a one-
bedroom unit;
$485 plus $50 for utilities = $535 per month for a two-
bedroom unit; and
$495 per month for a three-bedroom unit plus $60 for
utilities = $555 per month for a three-bedroom unit.
Required Income and Rent Limitations
ae
Federal law requires the City to enforce one of two income
limitations for the life of the bond to qualify for tax-
exempt housing revenue bond financing:
(1)
Households with adjusted gross incomes of 50 percent or
less of the metropolitan median income must occupy at
least 20 percent of the units, or;
(2)
Households with adjusted gross incomes of 60 percent or
less of the metropolitan median income must occupy at
least 40 percent of the units.
MAXIMUM ALLOWABLE ADJUSTED GROSS INCOME FOR 1991
Percent of Median Income
One Adult
Two Adults
50% $16,800 $19,200
60% $20,160 $23,040
bo
Ramsey County requires that 51 percent of the units must be
affordable (not more than 30 percent of gross income) to
households with adjusted gross incomes of 20 percent or less
of the metropolitan median income.
For one-person households in 1991, the 80 percent annual
income ceiling is $26,600. For two-person households, the
80 percent annual income ceiling is $30,400.
Ce
The city's financing policies for tax-exempt financing
require that at least 75% of the units shall have households
that have an adjusted gross income of not more than 110
percent of the metropolitan median income.
Competitiveness with Existinq Senior Residences
The design of this development will attract persons usually
younger and more independent (transportation and socially) than
the Archer Heights and Concordia Arms residences. Archer Heights
and Concordia Arms require their residents to be 62 or older.
5
The City required a minimum age of 60 for the Village on Woodlynn
project. Staff is recommending the same requirement for the
Cottages of Maplewood West. Archer Heights and Concordia Arms
also have meeting areas which this proposal will not have. This
project also should not compete directly with the Hazel Ridge
units. Hazel Ridge's rents range from $700 to $900 for one
bedroom and $980 to $1300 for two-bedroom units. These rents
include wellness programs that will not be available at the
proposed development.
This project would directly compete with the Cottages of North
St. Paul and the Village on Woodlynn.
Suitability of the Site for a Seniors Residence
Gary Solomonson Associates did a site evaluation for the City in
1982 of potential senior housing sites. The study considered
seven cities, including this site. This study found this site
well suited for senior housing.
Captured Tax Increment Not Availabl~
Unit of Government
City of Maplewood
Ramsey County
I.S.D. #622
Metro Tech. #916
Metro Watershed
County Library
Fish Creek Watershed
Others
TOTAL
Tax Impact (Current Rate and Values)
$14,911
$27,222
$43,538
$1,283
$123
$2,081
$969
$3,517
$93,644
kr/Cottages.mem (11-29)
Attachments
1. Location Map
2. 11-12-91 letter from John Arkell
3. Resolution: Tax-exempt financing
4. Resolution: Tax-increment financing
COPE
x M&I~.E VIEW ,
NORTH
RD IOIII
G~ z
VIKIN~ ~'
Knuck/e Heo# L oke
RIE RD
~V
7
Attachment 1
November i2, 1991
City of Maplewood
Mr. Geoff Olson, City Planner
Maplewood, Minnesota
Dear Geoff:
I have beer,, asked by Mary Ipple to detai~ ou.r ten--~
income limits to 'you in letter form. Our tax credits will
restrict the Cottages of Maplewood West for a 15 year period
of time. These income restri'ctions are issued yearly by
- · ~ ...... '~20 150 for
H U.D. For the 'year I~1 the income le~e~=, are ,
~- ....... ~ o5(') for a two person
a one person P~~ld and $~.~,_ .
househol d.
Although the tax credit guide lines expire in 15 'years
the bond requirements will continue for ar, additional 20
years i~ vr i -~-
,-~,, . ..ife~.. The bono=, requir~ that 40'z... of the
tenants must not earn more than 60% of .... ~,:w area median
These two programs should o~fer the city some assurances
that the low to moderate income housing need will be complied
with over the next .....~,~ years.
Sincerel y,
John W. Arkell
(612) 490-0263
.... "' .... IE~
· -',,~8,~ North Lexington Ave North; ~u~te .. ',
Arden Hills~ Minnesota 55126
8 Attachment 2
RESOLUTION RECITIN~ A PROPOS~L FOR ~
FINANCIN~ PRO~RAM FOR ~ MULTIFAMILY RENT&L
HOUSIN~ DEVELOPMENT PROJECT~ GIVIN~ PRELIMINARY
APPROVAL TO THE PROJECT /~ND THE ISSUANCE OF HOUSIN~
REVENUE BONDS~ PURSU~NT TO MINNESOTA ST~TUTES~ CHAPTER 462C,
~ND~PPROVIN~ ~ HOUSIN~ PL~NAND PRO~RAM
(THE COTTagES OF MAPLEWOOD WEST PROJECT)
Minnesota Statutes, Chapter 462C (the "Act") confers
upon cities, the power to issue revenue bonds to
finance a program for the purposes of planning,
administering, making or purchasing loans with respect
to one or more multifamily housing developments within
the boundaries of the City;
be
The City of Maplewood, Minnesota (the "City") has
received from The Cottages of Maplewood West Limited
Partnership (the "Developer") a proposal that the City
undertake a program to finance a Project hereinafter
described, through the issuance of revenue bonds or
obligations (in one or more series) (the "Bonds")
pursuant to the Act;
Ce
The City desires to facilitate the development of
rental housing within the community; encourage the
development of affordable housing opportunities for
residents of the City; encourage the development of
housing facilities designed for occupancy by elderly
persons; and encourage the development of blighted or
underutilized land and structures within the boundaries
of the City; and the Project will assist the City in
achieving these objectives;
de
The Developer is currently engaged in the business of
real estate development. The Project to be financed by
the Bonds is the acquisition, construction and
equipping of an approximately 97,500 square foot
multifamily rental housing development of approximately
106 rental units all designed for elderly housing
located in the vicinity of Gervais Avenue, west of
White Bear Avenue in the City of Maplewood, Minnesota,
and consists of the construction and equipping of
buildings thereon which will result in the provision of
additional rental housing opportunities to persons
within the community;
ee
The City has been advised by representatives of the
Developer that conventional, commercial financing to
pay the capital costs of the Project is available only
on a limited basis and at such high costs of borrowing
that the economic feasibility of operating the project
would be significantly reduced, but the Developer has
also advised the City that with the aid of municipal
financing, and resulting low borrowing cots, the
Project is economically more feasible;
fe
A public hearing on the Project was held on December
23, 1991, after notice was published and materials made
available for public inspection at the City Hall, all
as required by Minnesota Statutes, Section 469.154,
Subdivision 4, of the Act, at which public hearing all
those appearing who desired to speak were heard and
written comments were accepted; and
No public official of the City has either a direct or
indirect financial interest in the Project nor will any
public official either directly or indirectly benefit
financially from the Project.
NOW THEREFORE, BE IT RESOLVED by the City Council of the
City of Maplewood, Minnesota, as follows:
The Council hereby finds that no information presented at
the hearing has caused it to reject the Project.
The City hereby gives preliminary approval to the proposal
of the Developer that the City undertake the Project,
described above, and the program of financing therefor,
pursuant to Minnesota Statutes, Chapter 462C, consisting of
the acquisition and construction of multifamily rental
housing facilities within the City pursuant to the
Developer's specifications and to a revenue agreement
between the City and the Developer on such terms and
conditions with provisions for revision from time to time as
necessary, so as to produce income and revenues sufficient
to pay, when due, the principal and interest on the Bonds in
the total principal amount of approximately $5,200,000 to be
issued pursuant to the Act to finance the acquisition and
construction of the Project; and said agreement may also
provide for the entire interest of the Developer therein to
be mortgaged to the purchasers of the Bonds, or a trustee
for the holder(s) of the Bonds; and the City, acting by and
through the City, hereby undertakes preliminarily to issue
its bonds in accordance with such terms and conditions.
At the option of the City, the financing may be structured
so as to take advantage of whatever means are available and
are permitted by law to enhance the security for, or
marketability of, the Bonds; provided that any such
financing structure must be consented to by the Developer.
On the basis of information available to the City it
appears, and the City hereby finds, that the Project
constitutes a multifamily housing development within the
meaning of subdivision 5 of Section 462C.02 of the Act; that
the availability of the financing under the Act and the
willingness of the City to furnish such financing will be a
l0
Be
e
substantial inducement to the Developer to undertake the
Project, and that the effect of the Project, if undertaken,
will be to encourage the provision of additional multifamily
senior rental housing opportunities to residents of the
City, and to promote more intensive development and use of
land within the City.
The Project and the program to finance the Project by the
issuance of revenue bonds, is hereby given preliminary
approval by the City subject to the approval of the
Metropolitan Council and the Minnesota Housing Finance
Agency ("MHFA") and subject to final approval by the city,
the Developer and the purchasers of the Bonds as to ultimate
details of the financing of the project.
The housing program for financing the project prepared in
accordance with the provisions of Minnesota Statutes,
Section 462C.03 is hereby approved. The City Clerk is
authorized to submit the application to MHFA for its
approval.
The Developer has agreed and it is hereby determined that
any and all costs incurred by the city in connection with
the financing of the Project whether or not the project is
carried to completion and whether or not approved by MHFA
will be paid by the Developer.
Briggs and Morgan, Professional Association, acting as bond
counsel, is authorized to assist in the preparation and
review of necessary documents relating to the Project, to
consult with the City Attorney, DeveloPer and purchasers of
the Bonds (or trustee for the purchasers of the Bonds) as to
the maturities, interest rates and other terms and
provisions of the Bonds and as to the covenants and other
provisions of the necessary documents and submit such
documents to the City for final approval.
Nothing in this Resolution or the documents prepared
pursuant hereto shall authorize the expenditure of any
municipal funds on the Project other than the revenues
derived from the Project or otherwise granted to the City
for this purpose. The Bonds shall not constitute a charge,
lien or encumbrance, legal or equitable, upon any property
or funds of the City except the revenue and proceeds pledged
to the payment thereof, nor shall the City be subject to any
liability thereon. The holder of the Bonds shall never have
the right to compel any exercise of the taxing power of the
City to pay the outstanding principal on the Bonds or the
interest thereon, or to enforce payment thereon against any
property of the City, except such property as may be
expressly pledged for the security of the Bonds. The Bonds
shall recite in substance that Bonds, including the interest
thereon, are payable solely from the revenue and proceeds
pledged to the payment thereof. The Bonds shall not
10.
11.
12.
constitute a debt of the City within the meaning of any
constitutional or statutory limitation.
In anticipation of the approval by MHFA and the issuance of
the Bonds to finance all or a portion of the Project, and in
order that completion of the project will not be unduly
delayed when approved, the Developer is hereby authorized to
make such expenditures and advances toward payment of that
portion of the costs of the Project to be financed from the
proceeds of the Bonds, as the Developer considers necessary,
including the use of interim, short-term financing, subject
to reimbursement from the proceeds of the Bonds if any when
delivered but otherwise without liability on the part of the
City.
The actions of City Staff in causing the notice of public
hearing to be published in the Maplewood Review are hereby
ratified, confirmed and adopted.
The Developer shall enter into various agreements with the
City which shall impose the following restrictions on the
Developer and the Project:
ae
Construction must begin by December 23, 1992. The City
Council may grant a time extension if just cause is
shown;
be
Contracts entered into with contractors doing work on
the Project shall provide that:
(1)
The contractor shall not discriminate in the
hiring or firing of employees on the basis of
race, color, creed, religion, national origin,
sex, marital status, status with regard to public
assistance, disability or age.
(2)
The contractor shall compensate employees with
wages and financial remuneration as provided under
the United States Code, Section 276A, as amended
through June 23, 1986, and under Minnesota
Statutes 1985, Sections 177.41-177.44.
(3)
The contractor shall be required to employ
Minnesota residents in at least 80% of the jobs
created by the project; and, at least 60% of the
group shall be residents of the seven-county
metropolitan area. Resident status under both of
the above categories shall be determined as of the
date of this resolution. However, if the
contractor can show that these quotas are not
feasible because of a shortage of qualified
personnel in specific skills, the contractor may
request the City Council for a release from the
two residency requirements. The requirements
de
ee
shall continue for the duration of the
construction project.
(4) The contractor shall be an active participant in a
State of Minnesota apprentice program, approved by
the Department of Labor and Industry.
(5) All provision of these tax-exempt finance
requirements shall apply to all subcontractors
working on the Project.
A written opinion, with supporting justification from a
qualified expert acceptable to the City, shall be
submitted with the application requesting tax exempt
mortgage financing to document that:
(1) The Project will not adversely increase the
vacancy rates of rental multiple dwellings in the
city that are existing or have received
preliminary City approval over the metropolitan
average.
(2) There is reasonable assurance that the Project
will be able to comply with the federal, county
and City low-to-moderate income requirements over
the life of the bond issue.
The bond indenture for the Bonds shall require:
(~)
The Developer to periodically certify to the city
and trustee, compliance with the federal low-to-
moderate income requirement. The frequency of
certification shall be determined on a case-by-
case basis.
(2)
The trustee is to inform the city of noncompliance
trends with federal low-to-moderate income
requirements.
As a condition of approving the Project, a lump-sum fee
at Bond closing or an annual fee over the life of the
Bond will be required. The City reserved the right to
choose the fee option that will be the most beneficial
to the City. This choice will be made when the final
resolution for the Project and the Bonds is adopted.
Factors to be taken into account will include, but not
be limited to:
(1) The size of the Bond issue.
(2) Unbudgeted City funding needs at the time of the
request.
(3) The number of requests.
]3
(4) Federal arbitrage considerations.
f. The formula for each fee option is as follows:
(1) Annual fee:
(a)
Full bond maturity: An annual fee payable on
each anniversary of the Bond issue of not
less than one-eighth of one percent of the
unpaid balance and one-quarter of one percent
of the Bond issue shall be paid at Bond
closing, subject to federal arbitrage
restrictions.
(2)
(b)
Prepayment of Bonds: The same as the full
Bond maturity requirement, except if all of
the outstanding Bonds are prepaid prior to
final Bond maturity, the developer shall pay,
at the time of such prepayment, a lump-sum
fee equal to the present value of the
remaining annual fee payments, from the date
of prepayment to final Bond maturity, subject
to federal arbitrage restrictions.
Lump-sum fee: At Bond closing, a lump-sum fee
shall be paid that is equivalent to the present
value of the annual fee option. The present value
must be determined by a qualified expert,
acceptable to the City.
ge
At least 20% of the units shall have households with an
adjusted gross income of 50% or less of the
metropolitan median income or at least 40% of the units
shall have households with an adjusted gross income of
60% of the median income.
At least 75% of the units shall have households that
have an adjusted gross income of not more than 110
percent of the metropolitan median income.
At least 51% of the units shall be affordable to
households which have adjusted gross incomes of no more
than 80% of the metropolitan median income.
Adopted by the City Council of the City of Maplewood,
Minnesota this 23rd day of December, 1991.
jl
res\Cottwest.bon
EXTRACT OF MINUTES OF A MEETING OF THE
CITY COUNCIL OF THE CITY
OF F~APLEWOOD, MINNESOTA
HELD: December 23, 1991
Pursuant to due call and notice thereof, a regular
meeting of the City Council of the City of Maplewood, Ramsey
County, Minnesota, was duly held on the 23rd day of December,
1991, at 7:10 p.m.
The following member~ of the Council were prescnt:
and the following were absent:
Member
resolution and moved its adoption:
introduced the following
RESOLUTION APPROVING THE MODIFICATION OF
THE DEVELOPMENT PROGRAM RELATING TO
DEVELOPMENT DISTRICT NO. 1,
AND ESTABLISHING HOUSING
DISTRICT NO. 1-4 AND THE TAX INCREMENT
FINANCING PLAN RELATING THERETO; AND CALLING
PUBLIC HEARING ON THE PROPOSED ADOPTION OF THE
MODIFIED DEVELOPMENT PROGRAM FOR DEVELOPMENT DISTRICT
NO. 1 AND THE PROPOSED ADOPTION OF THE MODIFIED TAX
INCREMENT FINANCING PLAN FOR HOUSING DISTRICT NO. 1-4
WITHIN DEVELOPMENT DISTRICT NO. 1
WHEREAS:
A. The City of Maplewood (the "City") has heretofore
created Development District No. 1 and it has been proposed that
the City modify the development program with respect thereto, and
establish Housing District No. 1-4 within Development District
No. 1 and adopt a Tax Increment Financing Plan with respect
thereto under the provisions of Minnesota Statutes, Sections
469.124 to 469.134 and 469.174 to 469.179 (collectively the
"Act");
15
3EI.Hd
B. The City Council has investigated the facts and has
caused to be prepared an amended Development Program for
Development District No. 1, and has caused to be prepared a
proposed Tax Increment Financing Plan for Housing District No. 1-
4; and
C. The City has performed all actions required by law to be
performed prior to the creation of Housing District No. 1-4 and
the adoption of the proposed modification of the Development
Program and the adoption of the Tax Increment Financin9 Plan
relating thereto, ~ncluding, but not limited to, notification of
Ramsey County, Independent School District No. 622 and Special
Intermediate School District No. 916 having taxing Jurisdiction
over the property to be included in Housing District No. 1-4, and
the holding of a public hearing upon published and mailed notice
as required by law.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of
the City of Maplewood as follows:
1. De____velopment Program. The modification of the
Development Program for Development District No. 1, a copy of
which is on file in the office of the City Clerk, is adopted as
the Development Program for Development District No. 1.
2. Houslng Distr~ct No. ~-4. There is established in
the City of Maplewood within Development District No. 1 Housing
District No. 1-4, the initial boundaries of which are fixed and
determined as described in the Tax Increment Financing Plan.
3. Tax Increment FinaDo~q~. The Tax Increment
Financing Plan is adopted as the tax increment financing plan for
Housing District No. 1-4, and the City Council makes the
following findings:
(a) Housing District No. 1-4 is a housing district as
defined in Minnesota Statutes, Section 469.174, subd. 11, the
specific basis for such determination being that the multifamily
rental housing development to be undertaken by The Cottaoes of
Maplewood West Limited Partnership consists of a project, or a
portion of a project, intended for occupancy, in part, by persons
or familles of low and moderate income, as defined in chapter
462A, Title II of the National Housing Act of 1934, the National
Housing Act of 1959, the United States Housing Act of 1937, as
amended, Title V of the Housing Act Of 1949, as amended, any
other similar present or future federal, state, or municipal
legislation, or the regulations promulgated under any of those
acts.
2
16
· ' .... , = gl <nHl', ,:IS
(b) The proposed redevelopment in the opinion of the
City Council, would not occur solely t]lrou~h private l~v~tment
within the reasonably foreseeable future and therefore the use of
tax increment financing is deemed necessary.
The reasons supporting this finding are that:
The Cottages of Maplewood West Limited
Partnership has represented to the City that they
would not undertake the project in Maplewood
withOut the City's use of tax increment financing.
Private investment will not finance these
development activities because of prohibitive
costs. It is necessary to finance these
development activities through the use of tax
increment financing so that other development by
private enterprise will occur within Development
District No. 1.
(c) The Tax Increment Financing Plan for Housing
District No. 1-4 conforms to the general plan for development or
redevelopment of the City of Maplewood as a whole.
The reasons supporting this finding are that:
(i)
Housing District No. 1-4 is properly
zoned; and
(it)
The Tax Increment Financing Plan will
generally compliment and serve to
implement pollci~ adopted in ~h~ City'~
comprehensive plan.
(d) The Tax Incr~mmnt W~nmn~ng Plan will afford
maximum opportunity, consistent with the sound needs of thc City
of Maplewood as a whole, for the development or red~vclopment of
Development District No. 1 by private enterprise.
The reasons supporting this finding are that:
The development activities are necessary so
that development and redevelopment by privat~
enterprise can occur within Development District
No. 1.
4. Public Purpose. The modification of the
Development Program for Development District No. l, and the
adoption of the Tax Increment Financing Plan for Housing District
No. 1-4 conforms in all respects to the requirements of the Act
25886
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t, 29U,~ ~e. tt~29898,?.'Ot.t ~'..":~.I I~,,'g ',.zI ([IHI'.:,
,~S t.IVg:~Ol,I S99I~'t,'9 1,10:~.~
and will help fulfill a need to develop an area of the City which
is already built up to provide employment opportunities to
improve the tax base, and to improve the general economy of the
State and thereby serves a public purpose.
5. Certification. The Auditor of Ramsey County is
requested to certify the original net tax capacity of Housing
District NO. 1-4 as described in the Tax Increment Financing
Plan, and to certify in each year thereafter the amount by which
the original net tax capacity has increased or decreased in
accordance with the Act; and the City Clerk is authorized and
directed to forthwith transmit this request to the County Auditor
in such form and content as the Auditor may specify, together
with a list of all properties within Housing District No. 1-4 for
which building permits have been issued during the 18 months
immediately preceding the adoption of this Resolution.
6. Filing. The City Clerk is further authorized and
directed to file a copy of the Development Program and Tax
Increment Financing Plan for Housing District No. 1-4 with the
Commissioner of Revenue.
7. Administration. The administration of Development
District No. ! is assigned to the City Clerk who shall from time
-.t~. t'i~o'~o'g~-a~ad'mu-ch--p~rs--~nd--d~td~ ~u~udr,L Lo Minnesota
Statutes, Sections 469.130 and 469.131 as the City Council may
deem appropriate.
8. public Hear~q. This Council shall meet on Monday,
January 27, 1992, at approximately 7:00 p.m., to hold a public
hearing on the following matters: (a) the proposed adoption of
the Modified Development Program for Development District No. 1,
and (b) the proposed adoption of the Modified Tax Increment
Financing Plan for Housing District No. 1-4 within Development
District No. 1, all pursuant to and in accordance with Minnesota
Statutes, Sections 469.124 through 469.134, both inclusive, as
amended and Minnesota Statutes, Sections 469.174 through 469.179,
both inclusive, as amended (collectively, the "Act").
9. Notice of Hearing; Filing of. Program and Plan. The
City Clerk is hereby authorized to cause a notice of the hearing,
substantially in the form attached hereto as Exhibit A, to be
published as required by the Act and to place a copy of the
proposed Modified Development Program and Modified Tax Increment
Financing Plan on file in the Clerk's Office at City Hall and to
make such copies available for inspection by the public.
25~
4
18
The motion for the adoption of the foregoing resolution
was duly seconded by member and upon vote being
taken thereon, the following voted in favor thereof:
and the following voted against the same:
adopted.
Whereupon said resolution was declared duly passed and
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5
19
STATE OF MINNESOTA
COUNTY OF RA34SEY
CITY OF MAPLEWOOD
I, the undersigned, being the duly qualified and acting
Clerk of the City of Maplewood, Minnesota, DO HEREBY CERTIFY that
I have compared the attached and foregoing extract of minutes
with the original thereof on file in my office, and that the same
is a full, true and complete transcript of the minutes of a
meeting of the City Council of said City, duly called and held on
the date therein indicated, insofar as such minutes relate to the
modification of the Development Program for Development District
No. 1, and the establishment of Housing District No. 1-4 in the
City.
WITNESS my hand and the seal of said City this
day of December, 1991.
(SEAL)
City Clerk
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