HomeMy WebLinkAbout2022 01-20 HEDC Meeting PacketMeeting is also available on Comcast Ch. 16 and streaming vod.maplewoodmn.gov
AGENDA
CITY OF MAPLEWOOD
HOUSING AND ECONOMIC DEVELOPMENT COMMISSION
Thursday, January 20, 2022
6:00 P.M.
Held Remotely Via Conference Call
Dial 1-888-788-0099 or 1-312-626-6799
When Prompted Enter Meeting ID: 869 1820 9762#
No Participant ID, Enter # When Prompted
A.Call to Order
B.Roll Call
C.Approval of Agenda
D.Approval of Minutes
1. October 21, 2021 Housing and Economic Development Commission Meeting
Minutes
E.New Business
1.Election of Officers
2.Rules of Procedure Annual Review
F.Unfinished Business
1.2021 Business Engagement Program
2.Gladstone Update
3.Single-Family Housing Rehabilitation Program
G.Commissioner Presentations
H.Staff Presentations
1.State of the City (No Report)
2.Development Update (No Report)
3.Next Meeting – April 21, 2022 (No Report)
I.Visitor Presentations - 3 minute time limit per person
J. Adjournment
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MINUTES OF THE HOUSING AND ECONOMIC DEVELOPMENT COMMISSION
1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA
THURSDAY, OCTOBER 21, 2021
6:00 P.M.
1.CALL TO ORDER
A meeting of the Commission was held in the City Hall Council Chambers and was called to order
at 6:00 p.m. by Chairperson Jenkins.
2.ROLL CALL
Commissioners
Sarah Burdash, Commissioner Present
Darryl Henchen, Commissioner Present
Mark Jenkins, Chairperson Present
Constance Robinson, Commissioner Absent
Joy Tkachuck, Vice Chair Absent
Bao Vang, Commissioner Present
Staff
Jeff Thomson, Community Development Director
Bill Knutson, City Council Liaison
Prior to the start of the meeting Staff presented a revised agenda adding 3. Oath of Office and 6.
a. Resolution of Appreciation for Dennis Unger.
3.OATH OF OFFICE
Community Development Director, Jeff Thomson administered the oath of office to new
commission members Bao Vang and Sarah Burdash.
a.Bao Vang
b.Sarah Burdash
c.Constance Robinson (not present)
4.APPROVAL OF AGENDA
Commissioner Burdash moved to approve the revised agenda as submitted by staff.
Seconded by Commissioner Henchen. Ayes – All
The motion passed.
5.APPROVAL OF MINUTES
Commissioner Vang moved to approve the HEDC minutes for April 15, 2021 as submitted.
Seconded by Commissioner Burdash. Ayes – Commissioners Burdash, Henchen,
Unger, Vang
Abstain – Chairperson Jenkins
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The motion passed.
Commissioner Burdash moved to approve the Joint Meeting Minutes for July 26, 2021 as
submitted.
Seconded by Commissioner Vang. Ayes – Jenkins, Burdash, Vang
Abstain – Commissioner Henchen
The motion passed.
6.NEW BUSINESS
a.Resolution of Appreciation for Dennis Unger
Community Development Director, Jeff Thomson recommended approval of the Resolution of
Appreciation for Dennis Unger who served on the HEDC from July 2011 until September 2021.
Chairperson Jenkins read the Resolution of Appreciation for Dennis Unger. Staff and the
commission thanked Dennis Unger for his service on the HEDC Commission.
Commissioner Henchen moved to approve the Resolution of Appreciation for Dennis Unger.
Seconded by Commissioner Vang. Ayes – All
The motion passed.
This item will go to the city council meeting on November 8, 2021.
b.Tax Increment Financing Agreement, 2501 Londin Lane East
Community Development Director, Jeff Thomson presented the report on the Tax Increment
Financing Agreement, 2501 Londin Lane East and answered questions of the commission.
Commissioner Henchen moved to recommend approval of the Tax Increment Financing
Agreement for 2501 Londin Lane East.
Seconded by Commissioner Burdash. Ayes – Jenkins, Burdash, Henchen
Abstain – Commissioner Vang
The motion passed.
c.Single-Family Housing Rehabilitation Program
Community Development Director, Jeff Thomson gave an update on the Single-Family Housing
Rehabilitation Program.
No action needed at this time.
d.2021 Business Awards
Community Development Director, Jeff Thomson gave the report on the 2021 Business Awards.
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In the past the awards were for the Entrepreneurship/Innovative Growth Award, Environmental
Sustainability Award and the Community Contribution Award. Staff requested that the
commission notify staff in early November if they would like to make any changes to the types of
awards.
Commissioner Burdash and Vang volunteered to be on the subcommittee. Chairperson Jenkins
recommended checking with commission member Joy Tkachuck who is not present this evening
since she has been involved in the award process in the past and to ask new commissioner
Constance Robinson who absent tonight if there is interest in this process.
7.UNFINISHED BUSINESS
None.
8.VISITOR PRESENTATIONS
None.
9.COMMISSION PRESENTATIONS
None.
10.STAFF PRESENTATIONS
a.Development Update
Community Development Director Thomson discussed the development update:
-North End Zoning District (including Birch Run Station)
-The American Cooperative, (1875 East Shore Drive) for age 62 plus for sale units
-South Maplewood Area Redevelopment (Ponds at Battle Creek)
-Scooters Coffee at two future locations at 2730 Stillwater Rd and 2228 Maplewood Drive
11.ADJOURNMENT
Chairperson Jenkins adjourned the meeting at 7:27 p.m.
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HOUSING & ECONOMIC DEVELOPMENT COMMISSION STAFF REPORT
Meeting Date January 20, 2022
REPORT TO: Housing & Economic Development Commission
REPORT FROM: Jeff Thomson, Community Development Director
PRESENTER: Jeff Thomson, Community Development Director
AGENDA ITEM: Election of Officers
Action Requested: Motion ☐Discussion ☐ Public Hearing
Form of Action: ☐Resolution ☐ Ordinance ☐Contract/Agreement ☐ Proclamation
Policy Issue:
HEDC’s Rules of Procedure state that the commission will elect its officers at the regular meeting in
January. The officers include a chair and a vice chair and the new terms begin following the
election.
Recommended Action:
a.Motion to elect ________________ as the Chair of the Housing and Economic Development
Commission for 2022.
b.Motion to elect ________________ as the Vice Chair of the Housing and Economic
Development Commission for 2022.
Fiscal Impact:
Is There a Fiscal Impact? No ☐ Yes, the true or estimated cost is $0.00
Financing source(s): ☐ Adopted Budget ☐ Budget Modification ☐ New Revenue Source
☐Use of Reserves ☐ Other: N/A
Strategic Plan Relevance:
☐Financial Sustainability ☐Integrated Communication ☐Targeted Redevelopment
Operational Effectiveness ☐Community Inclusiveness ☐Infrastructure & Asset Mgmt.
The officers and roles are established in HEDC’s Rules of Procedures.
Background:
The duties of the chair include presiding over meetings and representing the commission at city
council meetings where a commission item is on the agenda. The duties of the vice chair include
acting in place of the chair when the chair is absent or not able to attend a city council meeting.
In 2021, Commissioner Jenkins served as chair and Commissioner Unger served as vice chair.
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Attachments:
None
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HOUSING & ECONOMIC DEVELOPMENT COMMISSION STAFF REPORT
Meeting Date January 20, 2022
REPORT TO: Housing & Economic Development Commission
REPORT FROM: Jeff Thomson, Community Development Director
PRESENTER: Jeff Thomson, Community Development Director
AGENDA ITEM: Rules of Procedure Annual Review
Action Requested: Motion ☐Discussion ☐ Public Hearing
Form of Action: ☐Resolution ☐ Ordinance ☐Contract/Agreement ☐ Proclamation
Policy Issue:
The Housing and Economic Development Commission operates under the Maplewood Code of
Ordinances and establishes its own Rules of Procedure. The Rules of Procedure state that HEDC
will review the Rules at its first meeting of each year.
Recommended Action:
Motion to approve the Housing and Economic Development Commission Rules of Procedure.
Fiscal Impact:
Is There a Fiscal Impact? No ☐ Yes, the true or estimated cost is $0.00.
Financing source(s): ☐ Adopted Budget ☐ Budget Modification ☐ New Revenue Source
☐Use of Reserves ☐ Other: N/A
Strategic Plan Relevance:
☐Financial Sustainability ☐Integrated Communication ☐Targeted Redevelopment
Operational Effectiveness ☐Community Inclusiveness ☐Infrastructure & Asset Mgmt.
HEDC’s Rules of Procedure establish the meeting procedures and operations of the commission.
Background:
The Rules of Procedure were adopted in 2013 and amended in 2019. Staff has reviewed the Rules
and does not have any recommended changes at this time.
Attachments:
1.Rules of Procedure
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HOUSING AND ECONOMIC DEVELOPMENT COMMISSION
RULES OF PROCEDURE
Adopted by Housing and Economic Development Commission on February 28, 2013 and
Amended on January 15, 2019
We, the members of the Housing and Economic Development Commission of the City of
Maplewood, Minnesota, created pursuant to the Maplewood Code of Ordinances, hereby adopt
the following "Rules of Procedure," subject to the provisions of said Article, which is hereby
made a part of these Rules:
A. APPOINTMENTS
The City Council shall make appointments to the Housing and Economic Development
Commission by following the current city appointment policy.
B. MEETINGS
1. All meetings shall be held in the council chambers in Maplewood City Hall, 1830
County Road B East, unless otherwise directed by the chairperson or staff, in which
case at least 24 hours notice will be given to all commissioners.
2. Regular meetings shall be held at 6 p.m. on the third Thursday of each quarter,
provided that when the meeting falls on a legal holiday, such meeting shall be
rescheduled.
3. Special meetings may be held upon call by the chairperson or in his/her absence, by
the vice chairperson, or by any other commissioner with the concurrence of a majority
of the commissioners with at least 72 hours notice to all commissioners.
C. COMMUNITY DEVELOPMENT DEPARTMENT
In addition to carrying out the duties prescribed in the city ordinance the Community
Development Director or a designated replacement shall:
1. Prepare the agenda for each meeting.
2. Act as technical advisor on any matter which comes before the commission.
3. Make written recommendations to the commission on matters referred to the
commission.
4. Schedule any matter with the city council that has been reviewed by the commission
that requires city council approval.
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D. AGENDA
1. Copies of the agenda, together with pertinent staff reports and copies of the minutes
of the previous meeting shall be made available to each member of the commission
no later than three days prior to the next scheduled meeting.
2. The agenda format shall generally read as follows:
a. Call to Order
b. Roll Call
c. Approval of Agenda
d. Approval of Minutes
e. New Business
f. Unfinished Business
g. Commissioner Presentations
h. Staff Presentations
i. Visitor Presentations (3 minute time limit per person)
j. Adjournment
E. QUORUM
1. A simple majority of the current membership of the commissioners shall constitute a
quorum.
2. Any action by the commission shall require a majority vote of the members present.
F. ELECTION OF OFFICERS
A chairperson and vice-chairperson shall be elected at the regular meeting of the
housing and economic development commission in January. New terms begin
following the election. Once elected, chairs and vice-chairs shall serve until a
successor is elected.
G. DUTIES OF THE CHAIRPERSON
1. In addition to the duties prescribed in the ordinance, the chair shall represent the
commission at each city council meeting where a commission item is on the agenda,
to present the commission’s recommendations and to answer questions from the city
council regarding the decision. If the chair is unavailable to attend the city council
meeting, the chair will appoint a representative from the commission.
H. CHAIRPERSON AND VICE-CHAIRPERSON
1. The chairperson, vice chairperson, and such officers as the commission may decide
shall be elected and assume duties according to the current ordinance.
2. In the absence of the chairperson, the vice chairperson shall perform all duties
required of the chairperson. When both the chairperson and the vice chairperson are
absent, the attending members shall elect a chairperson pro tem.
3. If the chairperson resigns from or is otherwise no longer on the commission, the vice
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chairperson shall become the acting chairperson until the commission can hold an
election for new officers. If the vice chairperson resigns or is otherwise no longer on
the commission, the commission will elect a new vice chairperson at the next possible
commission meeting.
I. TEMPORARY COMMITTEES
1. The commission shall elect by a majority vote such standing committees and
temporary committees as may be required and such committees will be charged with
the duties, examinations, investigations, and inquiries relative to subjects assigned by
the chair.
2. No standing or temporary committee shall have the power to commit the commission
to the endorsement of any plan or program without the express approval of the
commission.
J. VACANCIES
The Housing and Economic Development Commission positions shall be vacated or
recommended to the City Council for vacation according to the current housing and
economic development ordinances.
K. AMENDMENT OR SUSPENSION OF RULES
1. Any of the foregoing rules may be temporarily suspended by a majority vote of the
commissioners present.
2. The "Rules of Procedure" may be amended at any regular meeting by a supermajority
vote.
L. RULES OF ORDER
In all points not covered by these rules, the commission shall be governed in its procedures
by Rosenberg’s Rules of Order, Simple Parliamentary Procedures for the 21st Century.
M. ANNUAL REVIEW
These Rules of Procedure shall be reviewed by the Housing and Economic Development
Commission at the first meeting of each year.
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HOUSING & ECONOMIC DEVELOPMENT COMMISSION STAFF REPORT
Meeting Date January 20, 2022
REPORT TO: Housing and Economic Development Commission
REPORT FROM: Jeff Thomson, Community Development Director
PRESENTER: Jeff Thomson, Community Development Director
Yao Yaj, St. Paul Area Chamber of Commerce
AGENDA ITEM: 2020/2021 Business Engagement Program
Action Requested: ☐ Motion Discussion ☐ Public Hearing
Form of Action: ☐ Resolution ☐ Ordinance ☐ Contract/Agreement ☐ Proclamation
Policy Issue:
Each year the city partners with the St. Paul Area Chamber of Commerce (SPACC) to complete a
business engagement and outreach program. Yao Yaj from SPACC will be at the meeting to
present the program report for 2020/2021.
Recommended Action:
No action required.
Fiscal Impact:
Is There a Fiscal Impact? No ☐ Yes, the true or estimated cost is $0.
Financing source(s): ☐ Adopted Budget ☐ Budget Modification ☐ New Revenue Source
☐ Use of Reserves Other: N/A
Strategic Plan Relevance:
☐ Financial Sustainability Integrated Communication Targeted Redevelopment
Operational Effectiveness Community Inclusiveness ☐ Infrastructure & Asset Mgmt.
The business engagement program was developed using the following principles as a guide to what
the program should include:
• Demonstrate to businesses that the community appreciates their presence
• Help existing businesses solve immediate problems
• Increase businesses' ability to compete in regional, national, and global markets
• Establish a strategic plan for economic development
• Build community capacity to sustain growth and development over the long term
These principles and the resulting recommendations build off of the University of Minnesota
Extension’s course that was taken by staff members, council members and housing and economic
development commission (HEDC) members in 2016. The coursework focused on what to consider
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when building a program, how to implement the program, who to involve, how to respond to
concerns and how to sustain initiatives over time.
Background
Last year, SPACC, city staff, HEDC members and city council members attended 16 business
visits. SPACC has aggregated the results to produce the attached report, which includes
background information, businesses visited, business recommendations, program
recommendations, and survey results.
Attachments
1.Business Engagement Program Report
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October 15, 2021
Melinda Coleman Jeff Thomson
City Manager Community Development Director
City of Maplewood City of Maplewood
1830 County Road B East 1902 County Road B East
Maplewood, MN 55109 Maplewood, MN 55109
RE: Business Retention, Expansion and Attraction Program Report
Dear Ms. Coleman and Mr. Thomson:
We are pleased to present our findings from the 2020 Business Retention, Expansion and Attraction
Program for the City of Maplewood. The program successfully identified over 40 companies in the
community that met the established criteria for a visit and successfully conducted visits with 16 of them.
In addition to gathering a set of data that will prove useful in future policy and planning conversations,
we had the opportunity to start or strengthen relationships with these businesses and thank them for
investing in the City of Maplewood.
We all suffered from the impact of COVID-19 and civil uprising in 2020. Many businesses saw their
lowest revenue and were on the brink of closing for good. For some, business was good or even better
before the pandemic. However, that was not the case for many businesses in Maplewood. COVID-19
also stretched our timeline in completing the BRE&A visits due to quarantine, shutdowns, and people’s
comfortability level of social distance. We improvised and virtually visited businesses that accepted.
When it was safe to meet people in person, we resumed in person meetings.
We know that retaining and facilitating the expansion of existing businesses is an important part of any
city’s economic development plan. We commend the City of Maplewood for having the foresight to
proactively work to retain your existing base of businesses. We believe we have been successful in
achieving the multitude of goals set out by the City of Maplewood in advance of this effort:
•Demonstrate to businesses that the community appreciates their presence
•Help existing businesses solve immediate problems
•Increase businesses’ ability to compete in regional, national, and global markets
•Establish a strategic plan for economic development
•Build community capacity to sustain growth and development over the long term
The City of Maplewood is home to some of the most recognizable businesses in the region, including
3M, Maplewood Mall, and M Health Fairview’s St. John’s Hospital. The city is also host to a diverse
collection of companies at all stages of growth. We had the opportunity to strengthen relationships and
learn from many of these companies. Some key findings include:
•COVID-19 brought many challenges worldwide, from large corporations to small businesses, all
businesses suffered in 2020 to some extent. A handful of businesses thrived throughout the
pandemic, but overall, most businesses have suffered.
•In a result of reacting to the pandemic, more businesses are transitioning to doing businesses
remotely and online. Is it still too early to see the long term effects of this, but in the short term
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has helped businesses socially distance and save large overhead cost, and give workforce more
choice and flexibility.
• Workforce challenges, namely finding and retaining qualified talent, was the top issue voiced by
10 of the 16 companies we visited. This was especially true in the service and retail sectors.
• Companies in the community are well positioned and planning for growth in both revenue and
employees in the coming years. Some are planning for growth in terms of acquisitions, adding
service areas, and opening more locations in different communities.
• Most companies appreciated the BRE&A visit and would like more engagement with city staff
and officials. Most businesses are satisfied with service from the City of Maplewood in
inspections and public safety
• Businesses along the Rice & Larpenteur would like to see more engagement from the city staff
and officials.
• Maplewood is proving to be one of the most diverse suburbs with the recent increased
populations from immigrant refugees and businesses reflecting their residents.
In the following report you will find an overview of the Business Retention, Expansion and Attraction
Program, as well as a complete set of data and information that was collected through the 16 business
visits accomplished, and follow-up surveys administered. Additionally, we offer the following
recommendations for consideration by the City of Maplewood:
• Continue building relationships with one or several community and technical colleges (i.e.
Century College, Saint Paul College, etc.) in effort to bridge the gap of skilled workers with local
companies.
• Empower the City’s communications department to explore more proactive ways to connect
with businesses and “push” relevant information.
• Continue Business Retention, Expansion and Attraction efforts, identifying a targeted list of
businesses to be visited throughout the year from companies that have had an initial contact
with the City.
• Continue to work with the St. Paul Area Chamber to coordinate BRE&A visits and share
information.
• Continue to engage and work with community members and businesses in the Rice &
Larpenteur neighborhood and other geographies on the edges of the city.
It has been a great pleasure to work with participants of the BRE&A program and members of the city
staff in executing this important work. If you have any questions about information contained in this
report please contact Yao Yaj at 651-265-2780 or Yao@saintpaulchamber.com.
Best Regards,
Yao Yaj
Manger of Strategic Initiatives
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Business Retention, Expansion and Attraction Program Report
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TABLE OF CONTENTS
Importance of Business Retention, Expansion and Attraction (BRE&A) ................................................ 5
Program Objectives .................................................................................................................................. 6
Program Organization and Leadership .................................................................................................... 6
Program Participants ................................................................................................................................ 6
Business Selection .................................................................................................................................... 7
Businesses Visited .................................................................................................................................... 8
Visit Analysis.......................................................................................................................................... 8

Visit and Survey Generated Recommendations ................................................................................... 13
Recommendation 1 (continued from 2017, 2018, and 2019) ........................................................... 13
Recommendation 2 (continued from 2017, 2018, and 2019) ........................................................... 13
Recommendation 3 (continued from 2018 and 2019) ...................................................................... 14
Recommendation 4 (new for 2020) ................................................................................................... 14
Recommendation 5 (new for 2020) ................................................................................................... 14
BRE&A Recommendations ............................................................................................................... 14
Recommendation 1 (continued from 2017, 2018, and 2019) ........................................................... 15
Recommendation 2 (continued from 2017, 2018, and 2019) ........................................................... 15
Recommendation 3 (new for 2020) .................................................................................................. 15
Recommendation 4 (new for 2020). .................................................................................................. 15
CONTACT INFORMATION ................................................................................................................. 15
APPENDIX A – BRE&A SURVEY RESULTS ............................................................................................ 16
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From left to right: Mayor Marylee Abrams, Joy Tkachuck (HEDC), Jeff Thomson (City), Tieng Vang (Owner of La
Delicious Bread), Kim O’Brien (Rice & Larpenteur Alliance), and Yao Yaj (SPAC). Photo credit by Kim O’Brien taken on
Oct 16, 2020.
BUSINESS RETENTION, EXPANSION AND ATTRACTION PROGRAM BACKGROUND
The St. Paul Area Chamber appreciates the opportunity to partner with the City of Maplewood on
Business Retention, Expansion and Attraction work for another year. The scope of this work includes the
report detailing findings from the visits as well as recommendations for next steps.
Importance of Business Retention, Expansion and Attraction (BRE&A)
Retaining and facilitating the expansion of existing businesses is a vital component of any city’s strategic
plan for economic development. Studies have shown that as much as 80 percent of new jobs created are
by existing businesses rather than by new businesses attracted to a community. In addition,
Maplewood’s unique situation of being almost 100% developed adds challenges for increased land use
of existing build outs.
With the increasing scarcity of resources at the local level, focusing on the growth of existing businesses
can be more efficient than enticing a new business to move into a community with public financing
commitments or other public subsidies. However, redevelopment opportunities can be an opportunity
to attract additional businesses to an area, especially if they are related to supply chain or somehow
connected or complimentary to existing businesses.
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Program Objectives
Business Retention, Expansion and Attraction programs set out to achieve a multitude of goals. Some of
the goals identified by the City of Maplewood include:
• Demonstrate to businesses that the community appreciates their presence
• Help existing businesses solve immediate problems
• Increase businesses’ ability to compete in regional, national, and global markets
• Establish a strategic plan for economic development
• Build community capacity to sustain growth and development over the long term
Program Organization and Leadership
Executing a Business Retention, Expansion and Attraction program in a community takes a great deal of
organization and leadership. Yao Yaj from the Chamber took the lead role in identifying businesses to be
visited; coordinating schedules between the businesses and with the Mayor, City Councilmembers, and
Housing and Economic Development Commission (HEDC) members; and executing BRE&A visits. Kim
O’Brien, Vice President of Strategic Initiatives, also took lead role in identifying businesses, and
coordinating while Yao was on maternity leave.
Jeff Thomson, Community Development Director, was the City lead on the Maplewood BRE&A program
and was excellent to work with.
Program Participants
The St. Paul Area Chamber would like to offer thanks to Mayor Abrams, the members of the City
Council, members of the Housing and Economic Development Commission, City Staff, and other
partners for their participation in the project. Although not everyone attended one or more visits, their
support is critical for a project of this kind.
City Council:
Mayor Marylee Abrams*
Councilmember Bill Knutson
Councilmember Sylvia Neblett
Councilmember Bryan Smith
Councilmember Kathleen Juenemann
Housing and Economic Development Commission:
Sarah Burdash
Dennis Dupee*
Joy Tkachuck*
Mark Jenkins
Darryl Henchen
Dennis Unger
Bao Vang*
City Staff/Partners:
Melinda Coleman*
Jeff Thomson*
Michael Martin
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SPACC Staff:
Yao Yaj*
Kim O’Brien*
*Participated in visits in 2020-2021 (to date)
Hue Vang (Owner of Maplewo od Collision Center) photo credit by Kim O’Brien.
Business Selection
Participants in the BRE&A program visited 16 businesses.
Recognizing that there is not the capacity to visit every business in the community, a strategy was
developed to prioritize visits with the intent of gathering data and building relationships across a diverse
cross section of Maplewood businesses. Using data from the Minnesota Secretary of State’s office and
Minnesota Department of Employment and Economic Development (DEED) we identified approximately
800 companies in the City of Maplewood. We narrowed down the list to identify prominent industry
clusters within the city, as well as “key industries” as defined by Greater MSP(Health Care and Social
Assistance; Manufacturing; Professional, Scientific, Technical Services; Hospitality; and Retail).
Our most successful visits were made possible by existing relationships made through the Chamber and
the Rice & Larpenteur Alliance. We prioritized several visits with businesses in the Rice & Larpenteur
area because the City of Maplewood is strategically focused on this boarder community that is
geographically disconnected from the heart of the City, yet important to diverse business and
community stakeholders.
Medical or health-related practitioners and businesses are extremely important industries to
Maplewood’s economy. Medical and Social Assistance is the number one key growth industry in the
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state, so Maplewood is in a good position to capitalize on the foundation that already exists. As part of
this cluster we visited two Chiropractors and the Hospital.
The Amazon effect and other delivery services are changing every part of the retail sector and especially
malls, so we visited The Maplewood Mall, a Thrift Store, and a small immigrant owned Grocery Store.
Restaurants have a big presence in Maplewood so we visited two Full-Service Restaurant and a start-up
Bakery Cafe.
Trades also have a big presence in the city, we visited an Auto Body Shop and HVAC business.
We also thought it was important to get information from a few small businesses so we visited with a
Staffing agency.
Minnesota is known for having the most nonprofits, we visited a Nonprofit representing realtors.
Businesses Visited
The BRE&A Program identified over 40 businesses that met the selection criteria for a visit and 16 visits
were completed as follows:
• 3M Corporate*
• Apollo Heating & Air
• Asian Fusion Kitchen
• Capitol Health & Injury
• Cub Food West
• Goodwill
• Independent School District 622*
• Independent School District 623*
• La Delicious Bread
• Maplewood Collision Center
• Maplewood Mall*
• McCarron Lake Chiropractic
• McCarron’s Pub
• Restaffing LLC
• SPAAR
• St. John’s Hospital*
*We recognized the importance of “Legacy” businesses that have a large enough impact to the City that
they should be visited on a yearly basis, regardless of how they fit into the mix with other choices.
Key Findings
VISIT ANALYSIS
OVERALL
• The businesses visited have an overall favorable relationship with the City. The start-up
companies had very good experiences when applying for permits and interactions with the
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Police department.
• Businesses also do not heavily participate in City sponsored events and are not subscribed to the
newsletters.
• Public safety has met an increase of homelessness, mental health issues, drug addictions, and
gun violence making businesses worried for their safety and for their customers.
• Illegal waste dumping continues to be an issue for businesses who have large waste containers.
They often find large appliances or furniture that are not landfill friendly in their containers and
must pay the fee to dump it correctly.
• Workforce shortages was a primary challenge of many businesses we visited. This was an
existing challenge that the pandemic exacerbated significantly.
COVID-19 Impact
• This was a tough year for businesses worldwide, especially for hospitality, medical centers,
retail, schools, and small businesses. It was reflected in businesses located in Maplewood,
known for their mall, hospital, and restaurants. The shutdown was extremely detrimental to
retail stores as well.
• Many employers struggled with workforce challenges. With high levels of stress and often time
little revenue, they had to come up with incentives to hire workers and still pay for former
employee’s unemployment insurance.
• All of the businesses we met with were negatively impacted by COVID-19 either by workforce
challenges, illnesses, misinformation, economic shutdown, or related issues.
• Fortunately, most businesses were negatively impacted by COVID-19 for period of time and not
the entire year. After shutdowns were lifted and socially distanced laws implemented,
businesses were able to recover.
• Social distance learning was challenging for educators and students. Many paraprofessionals
and staff onsite had to be let go. Public schools continue to suffer from social distance learning
and worry about the future fundings and impacts of COVID-19.
Civil Unrest
• The mall was appreciative for the city’s police force for their presence and surveillance during
the civil unrest.
• Fortunately, none of the businesses we visited were directly impacted by the civil unrest.
COMMUNICATIONS AND OUTREACH
• Participants would like opportunities to market their businesses through the City with more
partnership opportunities.
• Newsletter is a good resource but not everyone has heard or received them. Additional follow
up recommended.
F1, Attachment 1
HEDC Packet Page Number 21 of 48
10
• Some of the participants attend events like the Community Breakfast or Business Council, but
not on a regular basis. Most would like to attend more but don’t have enough free time to be
involved in community and business events.
• Businesses were grateful for the City to host mask giveaways during the pandemic.
POLICE AND FIRE
• The Maplewood Police and Fire Departments are well regarded with their response times and
follow ups. There have been cases of break-ins and theft, the number of cases remain minimal
but still warranted a desire for increased patrol in some areas.
WORKFORCE
• Businesses and organizations have identified the economic imperative of hiring and retaining a
workforce that looks like customers and the people they serve, especially near the Maplewood-
Roseville-Saint Paul border. Deliberate outreach and intentional recruiting is helping, but still a
long way to go.
• The availability of qualified candidates is a problem area. Participants noted that finding skilled
labor is difficult when the company is smaller and filling unskilled labor is just as difficult.
Partnerships with local high schools, community colleges and trade schools, as well as internal
training and mentoring are strategies being used to fill the gaps.
• In addition to industry-specific skills, soft skills and responsibility were mentioned. Some
businesses reported applicants who didn’t even show up to scheduled interviews. “Poor work
ethic” was mentioned by multiple employers, especially those who hire for traditionally entry-
level, youth, or lower-wage positions.
• In order to fill positions some are having to change employment criteria (no longer doing drug
tests, more flexible schedules, reduced educational requirements). Some companies are offering
unique opportunities for career change option and on-the-job training.
GROWTH & BUSINESS CLIMATE
• Increasing diversity and new populations mean an increased need for workers who are multi-
lingual and have additional cultural competencies.
• Tariffs and national political instabilities are a factor for manufacturers and equipment
providers. However, this has been beneficial to one company as US companies are considering
cost-benefit of working with companies locally or overseas.
• Local (municipal, county and state) government relationships are nonexistent (beyond public
safety and inspections) or could be improved in most cases.
• Healthcare companies are in dire need to changes to Medicare reimbursements. Most cannot
survive far into the future without adequate reimbursements, especially companies that work
with lower income communities.
F1, Attachment 1
HEDC Packet Page Number 22 of 48
11
• Most companies are satisfied with how Maplewood operates and is more interested in
expanding or improving current facilities such as 3M and St. John’s Hospital. Both companies are
looking to add more jobs and continue looking into growing their locations.
• ISD 622 and ISD 623 serves many diverse students, many of whom are immigrant refugees and
from low income families. This makes the two schools districts serving some of the highest
percentage of diverse students in the suburbs.
LOCATION/TRANSIT
• Many businesses enjoy their location in Maplewood for its proximity to highway infrastructure
and easy access to the greater Twin Cities markets. They are not concerned with high traffic.
• The Rush Line would bisect one company’s properties, but they were not heavily engaged in the
planning process. Some were not fans of the Rush Line, but major employers and Legacy
companies are generally in favor of the Rush Line.
• Most of the businesses and organizations we visited had very few employees and customers
who use public transportation but some businesses say that public transportation is critical to
their success. Companies near the Maplewood-Roseville-Saint Paul area are generally in favor of
public transportation and are critical to their success. We would recommend that city officials
who are involved in the planning process engage in proactive communication with these
businesses to keep them informed.
F1, Attachment 1
HEDC Packet Page Number 23 of 48
12
Survey Analysis
*See Appendix A for full survey data
• Two of the businesses we met were not locally owned. One was a national non-profit and the
other was national grocery.
• Generally, revenue seems to be stabilizing or increasing for many companies.
• The companies surveyed range in size from less than 50 employees to over 10,000, with a
couple companies being best described as start-up.
• A significant portion of survey respondents’ employee numbers are increasing due to the recent
furlough. Many businesses saw a decrease of employees due to COVID this past year.
• Majority of the companies are citing the lack of available workers for their shortages while a
small minority are well staffed and do not have sufficient demands.
• Most companies’ primary markets are local but are growing into the larger Minnesota
community and beyond.
• Of the businesses that are planning to invest in facilities in the next two to 3 years, about half
are planning to renovate or expand their current facility and the other half are planning to open
additional facilities in other Minnesota communities.
• The K-12 and Higher Education providers continues to be perceived positively by the business
community and are in partnership with many businesses.
• There is opportunity for improved access to public transit, but businesses would like more
intentional engagement for public processes.
F1, Attachment 1
HEDC Packet Page Number 24 of 48
13
RECOMMENDATIONS
Visit and Survey Generated Recommendations
The visits and surveys yielded many actionable findings. It is recommended that the City concentrate on
a select few items that proved to be the most prominent themes identified through the BRE&A Program.
Recommendation 1 (continued from 2017, 2018, and 2019)
Challenges related to accessing skilled workers was a theme during visits and is consistent with regional
trends. While the quality of education in the community at the K-12 and Post-Secondary level is
generally perceived as being favorable, there is a disconnect between the types of opportunities that
exist in the community and the academic and training resources in the immediate area.
It is recommended that the City continue building relationships with one or several community and
technical colleges (i.e. Century College, Saint Paul College, etc.) in an effort to bridge the gap of skilled
workers with local companies. Setting up a line of communication between businesses and schools can
be valuable for everyone involved, and help the city stay informed about trends in education and
workforce needs.
Recommendation 2 (continued from 2017, 2018, and 2019)
The need for increased transit was a strong theme throughout the visits. It is recommended that city
staff and elected officials and/or committees and commissions continue engaging in efforts to advance
transit in Maplewood. The Rush Line will be vital for the City of Maplewood and long term economic
vitality. This will also help with issues of employee attraction/retention and parking brought up in many
of the visits.
F1, Attachment 1
HEDC Packet Page Number 25 of 48
14
Recommendation 3 (continued from 2018 and 2019)
Companies in the City of Maplewood are growing, and the time available for owners and operators to
seek out information is difficult to find. It is recommended that the City’s communications department
explore proactive ways to connect with businesses and “push” relevant information in ways that would
be relevant and helpful to them. This could be as simple as a specific opt-in business email list.
Recommendation 4 (new for 2020)
The Rice & Larpenteur Alliance has proven to be beneficial in revitalizing the neighborhood and business
community, however, businesses along Rice & Larpenteur area have expressed that they would like to
see more participation and outreach from the City. Due to the fact they are along the edge of the city
and bordered with two other cities, they feel neglected and not as engaged with the City of Maplewood.
It is recommended to continue engagement with businesses on the edge and make them feel included
as a Maplewood business.
Recommendation 5 (new for 2020)
The city continues to grow and draw economic opportunities to the region large and small. Businesses in
Maplewood like the convenient location and welcoming commercial opportunities. It is recommended
to continue accessible economic resources and updates on the city website and social media.
Jeff Thomson (City), Apollo Heating and Cooling Staff. Photo credit by Kim O’Brien.
BRE&A RECOMMENDATIONS
Intensive BRE&A Programs, like this one, are an important part of a Business Retention, Expansion and
Attraction strategy for a community. The data collected during this program represents a snapshot of
F1, Attachment 1
HEDC Packet Page Number 26 of 48
15
ongoing BRE&A, which are critical efforts to maintain up to date information and relationship building
with the business community.
Recommendation 1 (continued from 2017, 2018, and 2019)
It is recommended that Maplewood continue its Business Retention, Expansion and Attraction efforts,
identifying a targeted list of businesses to be visited throughout the year. For 2021 consider shifting
focus to businesses that have had one touch point already – for instance, target companies who have
pulled a permit within the last year. Maplewood should also consider reestablishing relationships with
long time businesses to make sure their concerns are heard.
Recommendation 2 (continued from 2017, 2018, and 2019)
As part of the city’s ongoing Business Retention, Expansion and Attraction efforts, we recommend that
the St. Paul Area Chamber and other groups be leveraged to supplement Business Retention, Expansion
and Attraction visits. Chambers conduct BRE&A visits on a regular basis. The city should continue to
work with these organizations to coordinate visits and ensure the appropriate people are involved in
conducting the visits.
Recommendation 3 (new for 2020)
In addition to recommendation 2, we recommend that businesses along the edges of the city (such as
Rise & Larpenteur) be prioritized for BRE&A visits on a regular basis. With the recent connections
through the Rice & Larpenteur Alliance, many businesses expressed they would like to be more
connected with the city.
Recommendation 4 (new for 2020)
Maplewood has become an ideal home for many businesses and residents. In recent years, the city has
welcomed many diverse groups and immigrants from all over the world. Businesses are reflecting the
demographics of the region and it is a positive note Maplewood has embraced their presence. It is
recommended to include businesses from diverse communities in the annual BRE&A visits.
CONTACT INFORMATION
401 North Robert Street, Suite 150
Saint Paul, MN 55101 651.223.5000
www.stpaulchamber.com
Yao Yaj
Manager of Strategic Initiatives
(651) 265-2780
Yao@stpaulchamber.com
F1, Attachment 1
HEDC Packet Page Number 27 of 48
16
APPENDIX A – BRE&A SURVEY RESULTS
The survey in 2020 is the same survey used from 2019. We continued partnership with the Minnesota
Chamber of Commerce’s Grow Minnesota survey. This will help to create a strong regional approach to
BRE&A and establish more complete data for the entire state.
Survey data from 2019 and 2020 was aggregated and is presented by data set to maintain anonymity of
the companies that were visited.
1
10
3
2
0
2
4
6
8
10
12
14
No Yes# of CompaniesLocally Owned
2019 Locally Owned / Management
Change
Yes
No
2
14
0
2
4
6
8
10
12
14
16
No Yes# of CompaniesLocally Owned
2020 Locally Owned / Management
Change
NO
Expected Change
for Next Year
Expected Change
for Next Year
F1, Attachment 1
HEDC Packet Page Number 28 of 48
17
11
5
1
4
1
3
0
1
2
3
4
5
6
7
8
9
Been
relatively
stable
Decreased Increased N/A# of CompaniesLast Year's Revenue
2019 Revenue
Relatively Stable
Increase
Decrease
3
4
5
1
1
2
0
1
2
3
4
5
6
7
8
Decreased Increased N/A Relatively
Stable# of CompaniesLast Year's Revenue
2020 Revenue
N/A
Relatively Stable
Increase
Decrease
Expected Change
for Next Year
F1, Attachment 1
HEDC Packet Page Number 29 of 48
18
2
1 1
3
2
1
1
5
0
1
2
3
4
5
6
7
8
9
Decreased Increased Relatively
Stable
N/A# of CompaniesLast Year's Expense
2019 Expenses
Relatively Stable
Increase
Decrease
1
5
1
6
1
2
0
1
2
3
4
5
6
7
Decreased Increased Relatively
stable
N/A# of CompaniesLast Year's Expense
2020 Expenses
N/A
Increased
Relatively Stable
Expected Change
for Next Year
F1, Attachment 1
HEDC Packet Page Number 30 of 48
19
1
3
2
1
7
1 1
0
2
4
6
8
10
12
Local Midwest (including
MN)
Minnesota United States# of CompaniesPrimary Market
2019 Primary Market
United States
Minnesota
Midwest (including MN)
Local
International
1
11
3
1
0
2
4
6
8
10
12
Local MN International Midwest# of CompaniesPrimary Market
2020 Primary Market
Midwest
MN
Local
International
Fastest Growing Market
F1, Attachment 1
HEDC Packet Page Number 31 of 48
20
6
4
5
1
0
1
2
3
4
5
6
7
>50 50-100 100-500 500+# of CompaniesRange of Employees
2019 Employment Numbers
10
1
4
0
2
4
6
8
10
12
>50 100-500 500# of CompaniesRange of Employees
2020 Employment Numbers
F1, Attachment 1
HEDC Packet Page Number 32 of 48
21
1
5
1
4
5
0
2
4
6
8
10
12
Decreased Increased Relatively stable# of CompaniesChange in Job Last Year
2019 Employment Changes
Increase
Be relatively stable
22
4
2
4
2
0
1
2
3
4
5
6
7
Decreased Increased Relatively Stable N/A# of CompaniesChange in Job Last Year
2020 Employment Changes
Increased
Decreased
Be Relatively Stable
Expected Change
for Next Year
F1, Attachment 1
HEDC Packet Page Number 33 of 48
22
2
1
4
8
1
0
1
2
3
4
5
6
7
8
9
10
Labor wage costs Lack of available workers Insufficient demand (i.e. dont
need more employees right
now)# of CompaniesWorkforce Barrier
2019 Biggest Barrier to Increasing Workforce
Yes
No
2 1
2
10
1
0
2
4
6
8
10
12
Insuffient demand ( i.e. don't
need more employees right now)
Lack of available workers N/A# of CompaniesWorkforce Barrier
2020 Biggest barrier to Increasing Workforce
n/a
Yes
no
Difficulty
Finding
Employees
Difficulty
Finding
Employees
F1, Attachment 1
HEDC Packet Page Number 34 of 48
23
1 1
1
2
2
2
1
2
1
2
1
0
2
4
6
8
10
12
Leased Owned# of CompaniesOwnership
2019 Facility Ownership & Type
Sales Office
Office Operation (non-HQ)
Manufacturing
Headquarters; Sales Office
Headquarters; Distribution;
Manufacturing; R&D; Sales Office
Headquarters
Distribution
Branch
Facility Type
1 1
5
2
3
2
1
1
0
2
4
6
8
10
12
Leased Owned# of CompaniesOwnership
2020 Type of Facility
Retail
Restaurant
Office Opeation (Non-hq)
Headquarters
Branch
F1, Attachment 1
HEDC Packet Page Number 35 of 48
24
5
2
2
7
0
1
2
3
4
5
6
7
8
9
10
No Yes# of CompaniesNew Investment
2019 New Investments & Type of Investment
No new investment
Renovate/Expand Current Facilities
Invest in new facilities;
Renovate/Expand Current Facilities
Invest in new facilities
5
2
9
0
1
2
3
4
5
6
7
8
9
10
no Yes# of CompaniesNew Investment
2020 New Investments & Type of Investment
None
major equipment purchases
Renovate/expand current facilities
F1, Attachment 1
HEDC Packet Page Number 36 of 48
HOUSING & ECONOMIC DEVELOPMENT COMMISSION STAFF REPORT
Meeting Date January 20, 2022
REPORT TO: Housing and Economic Development Commission
REPORT FROM: Jeff Thomson, Community Development Director
PRESENTER: Jeff Thomson, Community Development Director
AGENDA ITEM: Gladstone Update
Action Requested: ☐ Motion Discussion ☐ Public Hearing
Form of Action: ☐ Resolution ☐ Ordinance ☐ Contract/Agreement ☐ Proclamation
Policy Issue:
Staff will provide an update on the status of redevelopment projects in the Gladstone
neighborhood.
Recommended Action:
No action is requested at this time.
Fiscal Impact:
Is There a Fiscal Impact? No ☐ Yes, the true or estimated cost is $0.00
Financing source(s): ☐ Adopted Budget ☐ Budget Modification ☐ New Revenue Source
☐ Use of Reserves Other: N/A
Strategic Plan Relevance:
☐ Financial Sustainability ☐ Integrated Communication Targeted Redevelopment
☐ Operational Effectiveness ☐ Community Inclusiveness ☐ Infrastructure & Asset Mgmt.
The city has been supporting development projects as part of its Gladstone Neighborhood
Redevelopment Plan. The proposed projects are consistent with the city’s 2040 comprehensive
plan policies related to land use and housing.
Background
At the June 28, 2021 meeting, the City Council voted to support three projects for applications to
pursue funding via Housing Tax Credits from the Minnesota Housing Finance Agency. Two of those
projects – 1310 Frost Avenue and 1136-1160 Frost Avenue are still in the running for receiving the
credits. Minnesota Housing has eliminated the project at 1375 Frost Avenue/1900 Clarence Street.
Following is a project update on the two projects still in the running for tax credits and an outline of
staff’s strategy for moving forward with the properties at 1375 Frost Avenue/1900 Clarence Street.
F2
HEDC Packet Page Number 37 of 48
1310 Frost Avenue
JB Vang is working to construct 75 affordable housing units in a four-story building built at 1310
Frost Avenue. Of the 75 units, five would be designated for people with disabilities and eight units
would be targeted for permanent supportive housing. This property is guided by the City’s 2040
Comprehensive Plan as Mixed Used Neighborhood High Density which encourages multi-family
residential uses. This project is still being considered for the award of tax credits from the
Minnesota Housing Finance Agency.
1136 and 1160 Frost Avenue
Reuter Walton is working to construct 65 affordable housing units in a four-story building built at
1136 and 1160 Frost Avenue. The City owns the property at 1136 Frost and entered into a
purchase agreement with Reuter Walton on June 28, 2021. Of the 65 units, 20 would be designated
for people with disabilities and eight units would be targeted for permanent supportive housing. This
property is guided by the City’s 2040 Comprehensive Plan as Mixed Used Neighborhood High
Density which encourages multi-family residential uses. This project is still being considered for the
award of tax credits from the Minnesota Housing Finance Agency. Reuter Walton has been working
with city staff on a contingency plan in order to still move forward with a project at this site even
without tax credits from the Minnesota Housing Finance Agency.
1375 Frost Avenue and 1900 Clarence Street
MWF Properties’ application to construct 58 affordable housing units in a four-story building built at
1375 Frost Avenue has been eliminated for 2021 tax credits by the Minnesota Housing Finance
Agency. The purchase agreement between the city and MWF Properties has been cancelled. MWF
Properties has expressed a desire to city staff to execute another purchase agreement in order to
make another application for tax credits from Minnesota Housing Finance Agency in 2022.
City staff has also received interest in this site from another developer who would also intend to
submit an application for tax credits from Minnesota Housing Finance Agency in 2022. Because
there are multiple parties interested in this project site, staff is intending to release a Solicitation of
Offers for the properties at 1375 Frost Avenue and 1900 Clarence Street. This is a similar process
that was used when the City had multiple developers interested in the former fire station site at
2501 Londin Lane.
The Solicitation of Offers is attached to this report and outlines the city’s expectations for
development at this site and what is required for a submission in order to be considered for
selection. Developers will be required to submit an outline of their proposed project, a letter of intent
for purchasing the properties and a financial pro forma which will detail how the project would be
funded.
The Economic Development Authority discussed the Solicitation of Offers at its meeting on January
10, 2022 and agreed with the solicitation process. The city released the Solicitation of Offers on
January 17, 2022. Offers are due on January 28, 2022 and the city council will review the offers and
approve a Letter of Intent with the selected developer on February 14, 2022, with the goal of
negotiating a final Purchase and Development Agreement by March 14, 2022.
Attachments
1. Solicitation of Offers
F2
HEDC Packet Page Number 38 of 48
City of Maplewood Community Development 1902 County Road B East
Maplewood, MN 55109
Office 651-249-2300 www.maplewoodmn.gov
SOLICATION OF OFFERS
1375 Frost Ave E and 1900 Clarence St N
Maplewood, MN 55119
Description of the Site
The City of Maplewood is currently soliciting offers to purchase two properties in the Gladstone neighborhood
for redevelopment. Site A is located at 1375 Frost Ave E and is approximately 0.6 acres in size. The property is
owned by the city and is improved with a building that is currently vacant.
Site B is located at 1900 Clarence St N and is across the street from Site A. The property is owned by the city and
is approximately 0.6 acres in size. Site B is improved with a parking lot that is adjacent to the Philippine Center of
Minnesota at 1380 Frost Ave E.
Site A is adjacent to property owned by the Philippine Center of Minnesota. As part of the sale, the city would
facilitate a land swap between the developer and the Philippine Center of Minnesota of Site B and the property
adjacent to Site A that is owned by the Philippine Center. The land swap would consolidate the two parcels on
the north side of Frost Ave between Clarence Street and Ide Street into a single redevelopment site. The
consolidated development site is 1.02 acres in size.
The sites are located within the Frost Avenue station area for the Rush Line/Purple Line Bus Rapid Transit line.
Land Use and Zoning
The consolidated development site (Site A and the adjacent property owned by the Philippine Center) are
guided in the city’s 2040 Comprehensive Plan as Mixed-Use – Neighborhood High Density. The Mixed-Use –
Neighborhood High Density allows for residential densities between 25 and 50 units per net acre.
The land use classification is for neighborhood serving (small scale buildings that serve a market at a
neighborhood scale) commercial retail or service businesses, offices, and high-density housing. This district
would lean residential, with at least 50 percent of development being residential in nature. Commercial and
residential development may be combined vertically in the same building or horizontally on the same or
adjacent sites. When uses are mixed within a building, retail, service, offices and civic uses should be focused on
the ground floor, while housing should be focused on the upper floors. Parking should be in structures to
maximize land development intensity. Park space should be small and intimate and may occur in the form of
plazas. Higher intensities in Mixed-Use – Neighborhood High Density development are encouraged to support
nearby transit service.
The consolidated development site is currently zoned ‘Mixed Use’, which is consistent with the 2040 land use
designation.
F2, Attachment 1
HEDC Packet Page Number 39 of 48
City of Maplewood - Community Development
Development Priorities
The city seeks a project on the site that is consistent with the city’s comprehensive plan and Gladstone
Neighborhood Redevelopment Plan. The city is also seeking a project that would leverage the Rush Line/Purple
Line BRT project investments by supporting transit ridership. Given the size of the consolidated development
site, the city is open to an exclusively high-density housing project on the site, which would be allowed up to 51
units of housing.
The City will consider the use of Tax Increment Financing (TIF) for an affordable housing project. If an affordable
housing project is proposed, it will need to (at minimum) meet the affordability requirements for creation of a
housing TIF district. This means at least 20% of the units are affordable to those at or below 50% of the area
median income or 40% of the units are affordable at or below 60% of the area median income. TIF housing
districts have a limitation of no more than 20% nonresidential space as part of the project.
Type of Disposition
The city intends to enter into a purchase and development agreement for the sale of the property.
Design Guidelines
The project will require review by the city’s Community Design Review Board and approval by the City Council.
The city expects a high-quality building and site design that is sensitive to the natural features of the site,
provides premium building materials, and is in keeping with the character of the surrounding neighborhood. The
city ordinances establish the following design standards:
(1) The design and location of the proposed development and its relationship to neighboring, existing or
proposed developments and traffic is such that it will not impair the desirability of investment or
occupation in the neighborhood; it will not unreasonably interfere with the use and enjoyment of
neighboring, existing or proposed developments; and it will not create traffic hazards or congestion.
(2) The design and location of the proposed development is in keeping with the character of the
surrounding neighborhood and is not detrimental to the harmonious, orderly and attractive
development contemplated by this division and the city's comprehensive municipal plan.
(3) The design and location of the proposed development would provide a desirable environment for its
occupants, as well as for its neighbors, and it is aesthetically of good composition, materials, textures
and colors.
Submission Requirements
Offers are due by Friday, January 28th at 4:30 p.m. and should be emailed to Jeff Thomson at
jeff.thomson@maplewoodmn.gov. The offers must include the following information in the submittal:
(1) Cover letter outlining the development team and proposed project for the site
(2) Letter of Intent which includes, at a minimum:
a. Purchase price
b. Earnest money amount and terms
c. Contingency period duration
d. Contingency extension periods
e. Closing date
(3) Financial pro forma for the project which includes:
a. Sources and uses of funds
b. Revenue and income projections
F2, Attachment 1
HEDC Packet Page Number 40 of 48
City of Maplewood - Community Development
c. Operating costs
d. Financing assumptions
e. Specific amount of requested TIF (if any)
(4) Portfolio of past projects from the development team with references for each project
Evaluation Criteria
The city will evaluate each offer based on the following ranked criteria:
(1) Consistency of the project with the 2040 Comprehensive Plan, Gladstone Neighborhood Redevelopment
Plan, and Rush Line/Purple Line BRT project.
(2) Ability of the developer to perform as demonstrated by outcomes of similar projects, financial
feasibility, capability of obtaining additional funding sources, quality of the proposal, and evidence of
development team’s abilities
(3) Purchase price for the property
(4) Closing date
(5) Providing affordable housing that meets the greatest level of affordability that is financially feasible
(6) Proposed amount and length of Tax Increment Financing
Upon review of any submitted offers, the city reserves the right to reject all proposals.
Schedule
January 17th: Solicitation of Offers issued by the city
January 28th: Offers due by 4:30 p.m.
February 14th: City Council review of offers and approval of Letter of Intent
March 14th: City Council approval of Purchase and Development Agreement
Attachments and Links
1. Map of Properties
2. Gladstone Neighborhood Redevelopment Plan
3. Rush Line Corridor
F2, Attachment 1
HEDC Packet Page Number 41 of 48
SOLICATION OF OFFERS - 1375 Frost Ave E and 1900 Clarence St N
City of Maplewood January 4, 2022
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F2, Attachment 1
HEDC Packet Page Number 42 of 48
HOUSING & ECONOMIC DEVELOPMENT COMMISSION STAFF REPORT
Meeting Date January 20, 2022
REPORT TO: Housing and Economic Development Commission
REPORT FROM: Jeff Thomson, Community Development Director
PRESENTER: Jeff Thomson, Community Development Director
AGENDA ITEM: Single-Family Housing Rehabilitation Program
Action Requested: ☐ Motion Discussion ☐ Public Hearing
Form of Action: ☐ Resolution ☐ Ordinance ☐ Contract/Agreement ☐ Proclamation
Policy Issue:
Staff will provide an update on the EDA and HEDC’s discussion about establishing a single-family
rehabilitation program.
Recommended Action:
No action is requested at this time.
Fiscal Impact:
Is There a Fiscal Impact? No ☐ Yes, the true or estimated cost is $0.00
Financing source(s): ☐ Adopted Budget ☐ Budget Modification ☐ New Revenue Source
☐ Use of Reserves Other: N/A
Strategic Plan Relevance:
☐ Financial Sustainability ☐ Integrated Communication Targeted Redevelopment
☐ Operational Effectiveness ☐ Community Inclusiveness ☐ Infrastructure & Asset Mgmt.
The single-family housing program would support neighborhood investment, affordable housing,
and home-ownership opportunities in Maplewood.
Background
The Maplewood City Council, Economic Development Authority, and Housing and Economic
Development Commission completed a strategic plan for economic development in Maplewood in
2020. One of the strategies identified as a high priority is addressing the gaps in the city’s housing
stock and making progress on the housing goals and policies identified in the city’s 2040
Comprehensive Plan. One of the housing programs that has been identified is a single-family home
acquisition, rehabilitation, and resale program.
The city council has discussed using part of its American Rescue Plan Act (ARPA) funding to
support a single-family housing program and is interested in partnering with Ramsey County, and
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its implementation of a new countywide HRA levy, to build a rehabilitation program to support the
city’s housing goals.
The program would be consistent with several goals and policies in the city’s 2040 Comprehensive
Plan, including:
• Pursue opportunities to upgrade, enhance, and maintain the existing housing stock as part
of efforts to revitalize existing neighborhoods and to promote redevelopment in various
areas of the city.
• Partner with agencies and community organizations to implement aesthetic and quality of
life improvements at distressed housing sites.
• Advocate that housing in Maplewood will accommodate all racial and ethnic groups in the
purchase, sale, rental, and location of housing in the city.
• Promote housing development that respects the natural environment of Maplewood while
striving to meet the need for a variety of housing types and costs.
• Promote sustainable housing that is energy efficient, and utilizes green building and
operation techniques.
• Improve the availability of affordable housing for both homeowners and renters.
University of Minnesota – Resilient Communities Project
City staff submitted an application and has been accepted into the Resilient Communities Project
(RCP) at the University of Minnesota. The Resilient Communities Project partners with local
government agencies in Minnesota on locally defined projects that advance community
sustainability, equity, or resilience. Research and technical assistance is provided by graduate and
professional students and faculty at the University of Minnesota from a variety of departments and
disciplines.
The city received a grant from the Metropolitan Council to pay for half of the city’s cost for
participating in the RCP program since the project will implement the city’s 2040 Comprehensive
Plan.
Our partnership with RCP will study a single-family rehabilitation program. Attached is the project
brief that has been developed by RCP for matching the project with courses at the University. We
have been matched with the Housing Policy course at the Humphrey School of Public Affairs for the
Spring 2022 semester, which is being taught by Tony Damiano.
Class Description
This course will explore the institutional, political, and economic context for the making of housing
policy in the United States. We will examine competing ideas about solving the nation's housing
problems through public intervention in the market focusing on the shift from social welfare to
neoliberal policy approaches. In so doing, we will evaluate federal and local public sector responses
to housing problems in this country, the different approaches taken by successive federal
administrations in the U.S., and regional approaches to affordable housing. Special emphasis will
be given to recent initiatives to increase the residential mobility of subsidized housing residents and
to deconcentrate poverty by dispersing subsidized housing throughout metropolitan regions, and to
the foreclosure crisis.
The class includes a community-based research project that will be completed by small teams of
students. Student groups work with a real-world client to produce the work they request.
Maplewood’s Single-Family Housing Rehabilitation Program will be one of the community-based
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projects that a small team of students are able to pick. The project scoping and selection happens
about three weeks into the semester and will be completed at the end of the course in May 2022.
Ramsey County Discussions
City staff has been regularly meeting with county staff to discuss and provide feedback on the
county programs that will be offered or revised utilizing not only the new county HRA levy, but also
the county’s ARPA allocation for housing, Community Development Block Grant (CDBG), and
federal HOME funds.
The county expects that 70% of the HRA levy funds will be allocated towards housing. The housing
program areas include new and preservation of multi-family affordable housing units, but also
include priorities for affordable homeownership and owner-occupied rehab and repair. The city has
provided regular feedback that we would like to partner with the county and access their variety of
funding sources to support the city’s single-family rehabilitation program. County staff has been
receptive to the feedback and anticipates that the rollout of the program areas that align with the
city’s program will be in mid-2022.
Vacant Home List
City staff is continuing to work on updating the list of vacant homes in Maplewood. There is no
specific city, county, or state dataset to track this information. Therefore, the list has been
developed by our code enforcement staff based on specific complaints and cases. Our new code
enforcement staff will continue to add or remove houses from this list as they work through cases.
Attachments
1. RCP Project Brief
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Project Description
The City of Maplewood’s strategic plan has identified addressing the gaps in the city’s housing stock
and making progress on the housing goals and policies identified in the city’s 2040 Comprehensive
Plan as a high priority.
One of the potential housing programs that has been identified to help accomplish this is a single-
family home acquisition, rehabilitation, and resale program.
The City of Maplewood has 1,000 new housing units in various phases of development that could be
constructed in the next three years. Of the 1,000 new housing units, up to 600 of them would be new
affordable units at varying affordability levels; however all of the new affordable housing units under
development are multi-family rental units. The proposed rehabilitation program would offer the
potential for owner-occupied, single-family, affordable housing units, which would provide a greater
diversity of affordable housing in Maplewood.
Currently, the City of Maplewood has documented 43 single-family homes that are vacant and that
have nuisance conditions, regular city code violations, and are a blight on the neighborhood. The
proposed housing program would focus on the acquisition and rehabilitation of these properties and
then the resale as owner-occupied housing.
The city council will be dedicating part of its American Rescue Plan Act (ARPA) funding to support a
single-family housing program and is interested in partnering with Ramsey County, and its
implementation of a new county-wide HRA levy, to build a rehabilitation program to support the city’s
housing goals.
About the Partner
Maplewood is a city within Ramsey County that stretches along
the northern and eastern borders of Saint Paul. There are
approximately 15,808 households, with a total population of
41,738 (2019).
DEVELOPING A SINGLE-FAMILY HOUSING
REHABILITATION PROGRAM
RESILIENT COMMUNITIES PROJECT
UNIVERSITY OF MINNESOTA • RESILIENT COMMUNITIES PROJECT
RCP.UMN.EDU • RCP@UMN.EDU
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What are the models for similar single family housing rehabilitation programs in the Twin Cities,
Minnesota, and throughout the United States?
What are best practices and recommendations for program policies, guidelines, and requirements?
What equity frameworks should guide this program? How can this program be developed in a way
that responds to barriers that some people in our community experience in owning an affordable
home in Maplewood?
What are the options for financing the program long-term?
Who are potential partners for this program?
Key Issues, Questions, and Ideas to Explore
1.
2.
3.
4.
5.
To develop the policies and program criteria so that the city can successfully implement a single-
family rehabilitation program.
How Student Work Will Be Used to Build Community Resilience
Ramsey County
Community organizations such as: Housing
Justice Center, Habitat for Humanity, Center for
Energy and Environment, Minnesota Home
Ownership Center
Potential Community Partners or Stakeholders
Project Lead
Jeff Thomson, Community Development Director
City of Maplewood
jeff.thomson@maplewoodmn.gov, 651.249.2310
UofM RCP Contact
Sarah Tschida, Coordinator
University of Minnesota
tschi066@umn.edu, 612.625.6550
City of Maplewood Comprehensive Plan:
Housing (Chapter 6)
Who Owns the Twin Cities? (Freemark, Noble,
Su June 2021)
Existing Plans & Reports
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