PCSR AGENDA 03-08-2005
.
Elk River Planning Commission
Workshop Meeting
Tuesday, March 8, 2005 - 6:30 p.m.
Elk River City Hall - Upper Town Conference Room
1. Call to Order
2. Annual Meeting
· Election of Chair, Vice Chair
· Review of Policies & Procedures
3. Review of Legal Constraints - City Attorney, Peter Beck
4. Goal Setting Session
5. Other Business
6. Adjourn
.
.
.
MEMORANDUM
TO:
FROM:
Planning Commission
Michele MCPhers~ector of Planning
DATE:
March 8, 2005
SUBJECT:
Planning Commission Workshop Memo
Attachments
· Legal Parameter Outline from Peter Beck, City Attorney
.
Annual Meeting
Now that new terms have started, it is time to elect a chair and vice chair for the
Commission. Howard Ropp is the current chair and has served as such for two years.
Nominations can be made from members of the Commission or volunteers will also be
welcome.
Please bring your policy and procedure manual in order to it. If you have any questions
regarding the policies and procedures, now is the time to ask them and receive the needed
clarification.
Review of Legal Parameters - Peter Beck, City Attorney
Peter Beck, City Attorney, will be present to review the legal parameters within which the
Planning Commission operates. Using the attached outline, he will provide an overview of
the various legal issues that the Commission needs to be aware of. If you have any questions
regarding legal issues, please feel free to bring them up at the meeting.
Goal Setting Session
As the Commission is aware, the City Council would like the Planning Commission to
identify its goals. This was raised by Councilmember Motin at the December worksession.
Staff will facilitate a brainstorming session to help the Commission identify its 2005 - 2007
. goals.
Planning Commission
March Workshop Memo
Page 2
.
Spring Tour Date
The spring tour will be Saturday, April 30, 2005. We will meet at City Hall between 8:30
and 9:00 a.m. with a planned departure time of 9:00 a.m., with an intended return between
1 :00 and 2:00 p.m. The itinerary includes stops in Ramsey, Blaine, Stillwater, and Hugo. We
will arrange for Vision or Specht Bus Company to drive and will stop somewhere for lunch.
Please mark your calendars accordingly.
.
.
S:\PLANNING\Michele McPherson\MEMOS\03 08 05 pc ws memo.doc
American Planning Associacion 29
conservation restnctlon on a portion of a
property as a condition of approving the con-
struction of a house. New York's Court of
Appeals ruled in the town's favor in Decem-
ber in Smith v. Town of Mend on. Three of the
judges on the seven-member court dissented
sharply, however, arguing that the restriction
was a taking under established U.S. Supreme
Court precedents.
The judges' discussion of those precedents
is significant because the Supreme Court has
not yet squarely addressed the constitutional-
ity .onditions imposed on permit applica-
ti~at fall short of aJandowner's forced
dedication of property to a municipality or
some other entity.
Paul and Janet Smith applied for site plan
approval to build a house on their 9.7-acre
parcel in Mendon (pop. 8,370), 12 miles south
of Rochester. In the past 20 years, the town has
made a concerted effort to retain its semi-rural
character, using tools such as environmental
protection overlay districts (EPODs). The
EPODs restrict construction on steep slopes,
sensitive lands bordering a major creek, estab-
lished wooded areas, and floodplains. They
bar any land disturbance in these districts,
unless it is shown that the activity would not
harm the protected land and that there is no
reasonable alternative to the activity.
Some of the Smiths' lot is subject to the
EPODs, but they had planned to build on the
non-EPOD portion. After reviewing the plan,
the Mendon planning board concluded that
the construction was not likely to result in any
adverse environmental impacts. Nevertheless,
the board required that the Smiths file a
cOlation restriction on any development
wi he EPOD areas. The restriction would
also egally bind subsequent owners.
The Smiths sued, claiming the restriction
was an unconstitutional taking. The trial court
dismissed the case, but the intermediate ap-
pellate court affirmed that there was no taking
30 Planning March 2005
INFORMATION
because the restriction was reasonably related
to the town's goal of preserving environmen-
tally sensitive land.
The Court of Appeals rejected the Smiths'
argument that the conservation restriction
was an exaction according to the standards
set in 1987 by the Supreme Court in Nollan
v. Cal~fornia Coastal Commission and in Dolan
v. City ofTigard, a 1994 Oregon case. Exac-
tions, the N ew York court said, are land-use
decisions that condition development approval
~~
-tivel
on the dedication of property to public use.
Such conditions may be unconstitutional in a
narrow class of cases.
In Nollan, the commission refused to
permit construction unless the landowner
granted an easement for a public pathway.
In Dolan, the city conditioned a permit on
the owner's dedication of part of her prop-
erty for improvements to a storm drainage
system and a bicycle path. Both actions
were ruled takings.
In contrast, the Smith case dealt with no
actual dedication of land to public use, the
court said. Under the town's restriction,
the Smiths could still exclude others from
their land. The court said it saw no reason
to extend the concept of exactions in a case
where the restriction merely put conditions
on development.
Therefore, the court said, it would examine
the development condition under the stan-
dard the Supreme Court laid down in 1980 in
Agins v. City ofTiburon. First, contraty to the
Agins standards, the restriction did not reduce
the value of the Smiths' property very much,
let alone deny them economically viable use
of it. Given the restrictions the EPOD ordi-
nance already imposed, the parts of the prop-
erty covered by the new restriction had little
development value anyway.
Second, the restriction substantially ad-
vanced a legitimate government interest: It
would preserve sensitive areas in perperu-
ity, put future buyers on notice of the de-
velopment restrictions, and give the town
an effective means of enforcing its EPOD
regulations.
~.:)~~~~~~.nt~
\\-:a~ PXt:~,~~~,i~.)n
There were two dissenting opinions. Judge
Susan Read, joined by Judge Robert Smith,
contended that the case fell squarely within
the Nollan/Dolan takings analysis. The re-
striction was a conservation easement as de-
fined by N ew York's environmental conserva-
tion law, Read stated. "The majority is therefore
simply wrong when it asserts that the town is
not requiring a dedication of property to pub-
~
lic use," when it requires such an easement,
she said.
Judge Read also disagreed with the majority's
view that a permit condition does not amount
to an exaction unless it infringes on the prop-
erty owner's right to exclude others or man-
dates public access.
Nn ",,!.;('niia! IH'X us
In Smith, Judge Read said, the site plan ap-
proval was conditioned on giving the town a
conservation easement, and that amounted to
an exaction. In takings jurisprudence, "public
use" is synonymous with public purpose or
public benefit. The easement was in fact a
dedication of property to a public use-its
entire justification was to confer an environ-
mental benefit on the public.
The restriction would serve a legitimate
town interest, Judge Read continued. But, as
in Nollan, there was no "essential nexus" be-
tween the exaction and the harm, if any, the
proposed construction might cause.
In the other dissenting opinion, Judge
Victoria Graffeo argued that the town's ac-
tion amounted to a taking even under the
Agins standard because the restriction failed
to advance the town's interest further than
did the existing EPdD regulations. "Ad hoc
imposition of a conservation restriction as a
condition to site plan approval does not fur-
ther additional legitimate environmental con-
cerns in a meaningful way and is simply over-
kill," she declared.
Printer version: Growth worries Vadnais Heights; some want less boom, more room
Page 1 of3
startribune.com
Close window
.
Last update: February 8,2005 at 1:08 PM
Growth worries Vadnais Heights; some want less boom, more
room
Sarah Me Cann
Star Tribune
Published February 9, 2005
Vadnais Heights is showing that smaller inner-rung suburbs can boom with the rest of them.
The planning commission and the City Council are reviewing five major development proposals in
February alone.
Increased demand for housing, changing demographics and attempts to balance interests are spurring
growth. Along with the plans comes the usual slew of controversy: too much density, not enough open
space, inappropriate zoning. And although the complaints are typical, it makes them no less emotional
for people who chose to live in one place and find another place growing up around them.
One such conflict happened with the Oak Creek Ridge development. Last week the council voted 4-0 to
approve the plan, which will turn two back-yard parcels into 12 single-family lots.
.
A small neighborhood park has been near the 6.2 acres for years. Some neighbors wanted the city to
acquire all the land and greatly expand the park. Others wanted only a smaller park because they feared
recreational activities would add too much noise and activity. Others wanted it left alone. What they'll
get is a larger park area and 12 new homes.
"We're a community of 14,000 people and don't have a lot of areas to grow, but we have areas that are
available.
There are three or four housing projects right now, and this is something unusual that you don't see
every day," said planning and development director Tim Benetti.
Mayor Susan Banovetz said she thinks the growth has been continuous over the past 15 or 20 years.
"This year we anticipate having $100 million worth of development in front of the council," she said.
"Vadnais Heights has deliberately positioned itself so it has a good commercial tax base. Not only does
that provide services for residents, it also provides jobs to people in the Twin Cities and a good, solid
diverse tax base."
Benetti said people call him all the time looking for available housing space. He said businesses want
more housing and some affordable housing so employees can live, work and get services in the same
community.
"All this hopefully coattails off each other, and that's our goal. Any development is good development
for a city of our size," he said.
. In an attempt to diversify the kinds of housing, a couple of the plans are aimed at seniors.
http://www.startribune.com/dynamic/ story. php ?template=print_ a&story=5224708
2/9/2005
Printer version: Growth worries Vadnais Heights; some want less boom, more room
Page 2 of3
Phil Dommer, vice president of BrightKEYS developers, said demand is driving plans for a 120-unit
senior living facility and 40 one-level townhouses.
.
"Our customers are telling us they want to stay close to home, and there are a number of people in the
area who say they would like to stay where their churches are, banks are and families are," he said. "We
see this type of community being in demand today with that demand really ramping up in the next
number of years."
Developer Pat Goff said his senior living proposals are also the result of what's desired, especially as
baby boomers downsize and want services nearby without the hassle of taking care of homes.
But the projects, Arcade Estates East and Arcade Estates West, aren't unanimously popular. The
planning commission recommended denying the project, which goes to the council Feb. 15.
"The biggest discomfort I've got is trying to put two- and three-story buildings amongst single-level
housing," said neighbor Sandy Mansee, who feels the project is too dense for the area.
Another neighbor, Becca Ripka, agreed.
"My question is, where is the wildlife going to go? The land behind there is practically the only wildlife
we have left in our area, and everything else is covered with homes and roads," she said. "A lot of
families like mine came here and loved it because our house used to be the end of the world, secluded
with all these forests and everything."
.
· PROPOSED DEVELOPMENTS IN VADNAIS HEIGHTS
WHAT: Oak Creek Ridge
DETAILS: Two families sold large back-yard parcels that will become 12 single-family lots. A small
neighborhood park will be expanded by half an acre.
WHERE: Oak Creek Dr. to the south, Carol Dr. to the north, Edgerton St. to the east.
WHEN: City Council approved the project Feb. 1. Building is planned to begin this spring.
WHO: TMH Development
WHAT: Country Inn and Suites
DETAILS: A 91-room motel
WHERE: East ofI-35E and south of County Rd. E
WHEN: Planning commission recommended the plan Jan. 25. City Council will review it Tuesday.
WHO: Timm and Associates Inc.
. WHAT: Vadnais Gardens
DETAILS: A senior housing complex. There will be a four-story 120-unit senior housing and assisted-
http://www.startribune.comldynamic/story . php ?template=print_ a&story=5224 708
2/9/2005
Printer version: Growth worries Vadnais Heights; some want less boom, more room
Page 3 of3
living facility, and 40 single-story townhouses for senior living.
. WHERE: East of Edgerton St., north ofI-694
WHEN: Planning commission will review it Feb. 22
WHO: BrightKEYS
WHAT: Vadnais View Fifth addition
DETAILS: Goff Homes developed twin homes there about 10 years ago. The proposal is to fill in with
24 units in 12 additional twin homes.
WHERE: West of Arcade St.
WHEN: Planning commission tabled the proposal Jan. 25 and plans to review it Feb. 22
WHO: Goff Homes Inc.
WHAT: Arcade Estates East and Arcade Estates West
DETAILS: 276 units, all with underground parking. The breakdown is three three-story 48-unit
apartments and two two-story 18-unit senior condos for the east and two three-story 48-unit buildings
that are senior-owner-occupied for the west.
. WHERE: Arcade St. runs down the middle, County Rd. E to the north, Burwood Av. to the south and 1-
35E to the east.
WHEN: Planning commission recommended denying the project Jan. 25, but City Council will review
the development Tuesday.
WHO: Goff Homes Inc.
Sarah McCann is at
smccann@Startribune.com.
@ Copyright 2005 Star Tribune. All rights reserved.
.
http://www.startribune.com/dynamic/ story. php ?template=print_ a&story=5224 708
2/912005
.
"0
c:
""
::>
.~
.E
'"
w
"0
Q)
c:::
.E
o
'"
Q)
c:
c:
~
.
"-
Q)
1J)
c
a..
Ll')
o
o
N
>-
""
C
::>
""
...!:l
Q)
u..
i
-e-
a.
m
:)
I
]
E
~
u
o
~
8J
:s2
u
.s
19
.-
E
o
~
gc
.';:
a I:
~ Ql
--''''tl
~ .iij
~ ~
CJ "'tl ai
ii5 I:~
gs C C
(f) Ql..../
U V 0)
~~ii3
~ O~.5
::=0
o c_
fue>-
~ '0 ~
6 ><..s::
u .e.2>
J:
c 0)'
... I:
..E 0
~c
Cc
v._
I: J::
..2'~
Q."'tl
_ I:
v.-
.!!!..~
e c
Q.Ql
Ql..s::
b""g
Ii' c
0_
o..s::
00:1'.2>
~ -
III III
.~ c
E=
g ~....
>-111
o C
::::...c:: <l) <l)'"Cl ~
.... t:: ..c on :::I
~0E-<i3'"
",:::I .:::1;>.
U<l)onooo;:::
.......c:: :::I ')-<'a
E ... 'c --
;>. "':::I 0........ ~
,D :::I 0 "'.;::! 'c
:::I ;>."''''u......
.S 0 ~:E ~ a::l
...... ...... '" ...... a .
2 "'<l)Oa"'-'gf
0.. oS.s...... 0 o'c;j
a ",on;>'UX::l
o ;>':::1 '" ''''a 0
U ",.... ~ 1-0 ..c
1-0 "'8"..c<2",;>.
,9 ""' ...... on :-;:::
~ .... <l)'''' '" ;>. a
'"Cl ~ 5):I:::::,D '"
<l) "0. '"0 "'-' i3 '"Cl "f
~ . S :::I 0 <l) <l)
...... tr) ,v'''' <l) :::I ~ Ob
'" 0..... on'"Cl '" U :::I
.;!J ~ ] 'c;j 0..2 'c;j
1-0
<l)
a
a
::l
'"
~ci ~ ~on~ 15 E ~ g
~~~b~U'J.J::: --
o 0..:.2 ~ '3 ::l ~ g
-;;OO'"Clo'i:::l t:l
.... :::I"U.S ~ <l) 0.. ~
~"''''-'<l)''''''~0 ...;::
:::I ~<l) a...c:: ~ i:t: I: '" :::I
~ ~ -8 ...... E'''' ...... ;>.....
g oS.';:: ~ '" '"Cl .5 ~.'"
ti ti",o'"Cl .<l)-t:
<l) '"Cl '" '" ...... '" '" ..c '"
1-0 ~;>.::l~...c:: ::l~~ 0..
:::I~ ::l"'O<l)~a......
~ .,D ~ '"i.ii 2: ~ 4-< .;::!
o '" :::I v w.~ 0 1-0
'"Cl;>."':::I:::I...c::'"Cl"'......
I '" U 0 <l) '"
.~ '" ~ <l)~ :::I ",::l
"'::l 5 .,D;;>_"'c"g
~ '" ;>. a ~ ~ .S <l)a'-
+->,g<l)4-<...c::oo<l)<l)<l)
;>':::I~o~l-oa<l)..c
"20...c::1Zlia~01-oE-<
o~~ o..::lU~
u U 6 gf ~ ~ S a S ~ ;;:: ~ J= ~ = '" '" on.S- ~ .,!, II .g"g ~ ..c, ,g '2 ~
on 2 "'.... '" I:: '" 0._ ~ ::i '" on..c 0 :::I '"Cl .s t:l on:g ...... :::I '" 0.. 0 ~ 0 '"
~~tic5ti'"Cl..;::t::,.,,:; .....l;..:;:<"'UO:::l\-o"''''.....'''-'o ~ O......<l)
"'~<l)o..c::l::l......o<l) '"Cl~~u~ "'0........ ~ou"'...... ~~Ul-o
a S 1-0. ~ <l) "2:I: ~ 0.. ~ :::I .... "'-' .... oS S <l) ""a ;>. . <l) I ~ '" 0:::1....; II
" . u;;::: '" a.... '"Cl ...c:: e;; '" '" o:l 0 a . on U .~ Q),D ~ :::I ~ 'i: E5 .,D <l) 1Zl E-<
~ '" <l) :> <l) <l) 1:: .... .....l ~ 5,g ~ '"Cl 15 S oS 1-0 '"Cl B 0 i:8 <l) ..-2...c:::-s2;.; ~
.~ e;; Q) '" ;;> b,D..E ~ on '" """c;j ;>. ~ 0 ia '" ~ '" a 0 U '" u.e.o ~ <l) .
-8'(3 1-0 ~ 8 'F 3 '"Cl S o:l 2 13 ..c 0 '" B e;;,D :::I ,g <l) "'" .S- ~ II ~ I-o.~ 8"
::l' ~ a .8 s 0 '"Cl ~ :::: Q) :; ...... 2 '"Cl C t 0 U g ~ 3 t:l 'c;j ...... 1-0 ~ ~ ..c
"'a'+';~o~:::I"'oa~ "'......o"'~<l)<l)o:::l:::l<l)......o"'.....oOI-o~'"
"'. "'.... <l) <l) U ~ ...... 0.. ",...c:: ~" 00;::: ..... ::l ",.... o..'+'-<- ~ ...... "'" <l).......
.r5 a ...... ,D ...c:: <l) 0 U e;; '" a ...... '"Cl .... v 0.. :::I .... .~ '" ~ 0
....oe;;..osE-<,D~<l)U .s~"':::I'"Cl......"'~<l)<l)al-oi3O"13::::o ......
.... v ~" 0~'"Cl"'<l)0......0,D,D;;..<l)0<l)<l)......~......0'"
o U U U 'S: ~ ",'''' ..c '" '" U '"Cl .........c:: 0 _ :::I U '+'; 1-0 :::I'~ v '" ...... '"Cl
~ :::I';;;;> U "'..:.r E-< .... 0:::1 S '" <l) U "'" <2 0;;::: 0:::1 0 0 a '" ~ <l)....
"''''I-o~_..c.... .~.. ;;.."'.' "':>Uo"':>_ :::Iv;;"o..
0.. U _ <l) ,...., W ~ 0 t) '" Q) <l) <l) i+:: I:: <l)...... ;;>. ::::;;> '" ,D '" <=l'1:: '"
;=: .... 0.. '" ",,D..c 0.. ..... . <l) ::l,D U >T" .~ '" 1-0 '" ...... '"Cl U "'...... I ::l - ::l '"Cl ~
.... a <l) '"Cl ~ ~.~ ...... 0' '" <l) '" ~ '"Cl ::l @ '" '" :::I '" U en '"Cl '" 0.. 0
.;? '" .... .......c:: ......c.'" 0 1-0 Q) <l) ~ 'a . ~ :::I 0"..... ",..c "'. on :::I :::I - ..... ;>':::1
..... :::I ~ a on ~ ~ ~ ~ 0.. U '"Cl (;::j ...... 0 <l) 0 '" (i:l..c...... ;>. '" :::I '" <l)'a :r; <=l 0
O;>'r' .... 1-0 .0;;> <l) ",:::I..c <l)-,,;::;'Coo ,... ~ :::Io::::~'''' ti <l)............:::I 0
......0 ."'..c..Ed'~...c::..c";::;0 -t: -u _v '" '"Cl ",D<l):::I<l)u
on :::I 'i: '"Cl on...... - ~ '" '" 0 a ::l 8 52 a 'i:'.g :::10 ~;;::: 0 '" ~.~ t::
:::I "'-'.S '" II Q) ~ 1:;":;:< "'-' t) .~ ~ W 0 1-0 . ~ ~ > <l)'~ "'::l ~ '" \-o::l 1-0
.... 0 ...... 1-0 ...... '" '" ...... ~ 0 ~ ;;:;,.,,:; ~ U ti tri tr) ;;> U ti.c 0..,D ...... ..c 0 U 0
I-
U
.....
..,
o
~
a.
~
-
ca
en
...
.....
~
c(
...
~
-
ca
. . , <l) <l) ;>.
o 1Zl 'S ..c '" '"
U;:j::l;;7~
'"Cl on a .... 13 ...c::
~ :::I a.~ x.::9
.....l 0 0 1-o':::I:I:
..... U <l) i::
'"Cl"'ono..<l);>'
:::1;>':::1 0 1-o,D
ro .~ .~ Q) g :~
:::I:::I~;;" ,-
on::l 0 <l)0 0..
.... t:: 50 '"Cl 0 '"
'" 0 <l)""1" '"
)< o..ll tE .'" ......
;,-., O"......r' on'"
'" 0 :::I Q).S oS
.~ on'''' ~ '7"i ......
a.... 0 '" """ I:
"',D_.....l~<l)
:::I~;>.on......a
'" <l) ",.... '0 0..
;>."'~o:l........s
C...c::"'-' '" <l)
on 0 '"Cl;;.. .
:E b'E ~ S;
<l)<l)"'<l)'"Cl-" "''"Cl...c::'"Cl ",-,,,, ",-",-"
..c ..c 1-0 ..c <l) '" '" 0'''' <l) U <l) 0 '" .....;::! 012
...... ...... ~ E-< ~ ~ '3 ~ '" .......... x :::: 0 t:l ...... 0
on :::I .;!J ....;;.. 0.. - :::I o...c:: ~ .... <l) _ '" <l) U
:::I<l)on~<l)<l)OOO~~\-o a:> ::l~U
o <l) <l) '" '1:: '" 0.. o'C 2 . U ;;>;>. '"Cl '"
"'~1-o'"Cl<l)......<l)0.,.;::!0..<l)'" "'", "':::Ie;;.
'"Cl ~ . 1-0 S< ~ ...c:: \O::l .8 '" '" '" ~.... <l) ~
<l) ~ '"Cl <l) C)...... - 0.. .. - ..c ,g e;; ...c:: '"Cl.8 '"
......-::l0" .Oov_ ""' on:::l......
'" 1-0 0 <l) 0 ...... o.....c:: .... 0 ..::: 'c ....... .... "'..... :::I
80......~0..c00 E-<~~ u:::I"':I: 00
- '"Cl U.... '" ...... S; 0 <l) "'.S ,g '5 " . e;; 00 ..;::
U'J....... ~ ~ ....... ~ .1--4 f.I'.) ~.......
.... t:: ....; ...... '" ~ 0 . oS 0 ~...... .......c;j::l 0 U .;>.
..c01Zl2 >......~ O::lU U<l)'"Cl I-o~'"
U U ... 0 0 a 0 a <l) .~ 1-0 :::I ..c a<l) '" ~
.... '"Cl:O ~ ~ ;>.. '0' 0 '"Cl ....:; <l) ..c
~ '"Cl :::I O...c::...c:: ~ 2 ~ 00 a 1-0 a ~ C> 0 a '2 .::fl
2"'a ......-"'-'0 00.. (;::j"'0"G..c
Ji ~ ~ B ;>. 6 a 13 ...... gfu <l) . rs ~ <l) '" U :::I e;;
'" ""C ::l .';:: 1-0 0 0..'"Cl'''' I-o...c:: N 'a'" u:::..c <l) 1-0 .... ....
.....l t:l.... '" :::I on r';c' a :::I -8 i3 :; ~ _ "'-'0 '"Cl a <2 '"Cl ~
Uo::l ..... ....."''''.~w:::I :::I<l)
on;>. a;>..::l~o...c:::u-:::I ."'<l)'"Cl"'~
.... - :::I 0 '"Cl "'......, 1-0 t:: '"Cl ~ ~;;::: .........c:: <l)
o:l ib's: 0" a ~ ia :::I Q) 0.. 0 1-0 ,... ;,-., "'..c E-< :::I ~
.~ ;;> - 0 ~ <l) 0 - 0. Z 0::: tl on 0 '" 0
-= E-< (') u '" >-,'C 0. '" ,D rr; '- :..::: N::l U
:::I
o
<Il
...
Q.I
"'C
I:
<:
.!!
Qj
.2
~
o
>-
..Q
~
..
<
~
~
~
E-
~~
-..... . .
I-
~~
~I-
~E-
t:t~
~~
~c.:
~
c
c.
.
.
.
ITEM /I 6.
MEMORANDUM
SUBJECT: Industrial Land Development Update
Attachments
. EDA Brown Property Conceptual Layout
. Request for Proposals
. City of Elk River Land Use Plan
Background
In November 2004 the EDA participated in a joint work session with the City Council to
discuss its Business Park/Light Industrial sites and development options. The EDA and
Council directed staff to proceed in developing a plan for improvements and development
of the following areas:
. City-owned Cargill land - 60 net acres, Light Industrial and Highway Business
. EDA-owned Brown land - 45 net acres, Business Park
The goal is to encourage industrial development in the City of Elk River. The objective is to
have lots available for immediate development and to put all industrial land in Elk River on a
level playing field in price and financing assistance, allowing the end user/manufacturer to
select a site based on the site location and its amenities rather than on price.
At its December 2004 meeting the EDA directed staff to work with EWers & Associates in
developing a request-for-proposals that would be sent to interested developers for the EDA
Brown Property. The EDA also directed staff to draft a conceptual layout for the
development of the EDA Brown and City-owned Cargill properties.
Recent Activities
In January the EDA provided feedback to staff on the attached conceptual layout and a draft
request for proposals.
Industrial Land Development Update
February 14,2005 EDA Meeting ~
Page 2 of2
Request for Proposals
Ehlers & Associates have recommended that the EDA utilize an RFP process that insures
that the EDA would receive the highest price for the property, development to the highest
and best uses and allow the EDA to control the process. The RFP process is a way to
market the site immediately to developers and brokers and get their input on concept design
prior to improvements.
.
RFP materials were prepared and mailed to 20 developers and brokers earlier this month.
The deadline for proposal submissions is March 1. Staff has received a couple of proposal
inquiries since the mailing. Ehlers and staff will review the proposals and report the results
to the EDA at its March 14 regular meeting.
Concept Plan. Costs and Improvement Schedule
Staff has discussed commencing the improvement process for the EDA Brown property in
March. Staff has had preliminary discussions regarding fInancing options based on the
preliminary concept design and an estimate for improvements, both of which could change
depending on proposal concepts.
The City Engineer, Terry Maurer has evaluated the drainage of the area and has
recommended that the existing pond, located below the southwest comer of Lot 1, be
expanded to handle the drainage for the entire business park. Expanding the existing pond
would allow Lot 9 to be used for development rather than as a drainage area.
In July of 2000 the Northstar Corridor Development Association (NCDA) commissioned a
station area planning study to evaluate the long range transit-oriented development potential
surrounding the proposed depot station sites. The study indicated a concept for commercial
offIce/business development and some neighborhood retail surrounding the station for a V4
mile radius. Within a % mile radius the study indicated offIce/business development to the
north of the station and low density residential to the east. Another concept indicated low
density residential for the majority of 1/4 mile and % mile radius, with the exception of a
small neighborhood retail node adjacent to the station.
.
The attached land use map was adopted as part of the city's Comprehensive Plan. The land
use map indicates the following uses surrounding the depot station:
. High-density residential
. Light Industrial
During the Comprehensive Planning process this area was viewed as an important location
for both employment and higher density housing. The adopted plan keeps these land uses
separate. A concept considered in the process created a new mixed-use land use category for
this area. The planning process did not examine transit-oriented in detail, but considered
transit as a factor influencing land use.
.
Industrial Land Development Update
February 14,2005 EDA Meeting
Page 2 of 2
.
Request for Proposals
Ehlers & Associates have recommended that the EDA utilize an RFP process that insures
that the EDA would receive the highest price for the property, development to the highest
and best uses and allow the EDA to control the process. The RFP process is a way to
market the site immediately to developers and brokers and get their input on concept design
pnor to llllprovements.
RFP materials were prepared and mailed to 20 developers and brokers earlier this month.
The deadline for proposal submissions is March 1. Staff has received a couple of proposal
inquiries since the mailing. Ehlers and staff will review the proposals and report the results
to the EDA at its March 14 regular meeting.
Concept Plan, Costs and Improvement Schedule
Staff has discussed commencing the improvement process for the EDA Brown property in
March. Staff has had preliminary discussions regarding fInancing options based on the
preliminary concept design and an estimate for improvements, both of which could change
depending on proposal concepts.
.
The City Engineer, Terry Maurer has evaluated the drainage of the area and has
recommended that the existing pond, located below the southwest corner of Lot 1, be
expanded to handle the drainage for the entire business park. Expanding the existing pond
would allow Lot 9 to be used for development rather than as a drainage area.
In July of 2000 the Northstar Corridor Development Association (NCDA) commissioned a
station area planning study to evaluate the long range transit-oriented development potential
surrounding the proposed depot station sites. The study indicated a concept for commercial
offIce/business development and some neighborhood retail surrounding the station for a 1/4
mile radius. Within a % mile radius the study indicated offIce/business development to the
north of the station and low density residential to the east. Another concept indicated low
density residential for the majority of % mile and % mile radius, with the exception of a
small neighborhood retail node adjacent to the station.
The attached land use map was adopted as part of the city's Comprehensive Plan. The land
use map indicates the following uses surrounding the depot station:
. High-density residential
. Light Industrial
During the Comprehensive Planning process this area was viewed as an important location
for both employment and higher density housing. The adopted plan keeps these land uses
separate. A concept considered in the process created a new mixed-use land use category for
this area. The planning process did not examine transit-oriented in detail, but considered
transit as a factor influencing land use.
.
.
City of Elk River
Economic Development Authority
Brown Business Park Properties
Request for Proposals
Superb locations in Elk River:
.
- Rapidly growing area located 35 minutes from Minneapolis
- Light industrial sites available on 45 acres
- Individual parcels could range from 1.5 to 12 acres
- Water, sewer, electric and natural gas utilities available
_ Convenient access to and located l/4 mile from US 169 & US 10
- Eight miles from Interstate Highway 94
-~.
'"
~
<
l;;
ez-
~
The City of Elk River is requesting proposals for the sale and development
of several light industrial parcels located in Elk River, Minnesota
.
Contact Catherine Mehelich at 763-635-1041 for more information
Proposals accepted through March 1, 2005
Page 1 of 6
REQUEST FOR PROPOSALS
FOR SALE AND DEVELOPMENT
Elk River, Minnesota
.
Section One:
I ntrod uction
T~e Elk River Economic Development Authority is requesting proposals for the sale and
development of the Brown Business Park in the City of Elk River. The parcels comprise
45 acres, and are zoned Business Park with an underlying land use of light industrial.
Individual lots may range in size from 1.5 to 12 acres. The parcels are located adjacent
to Twin Lakes Road with convenient access to U.S. Highways 169 and 10. Directly
adjacent to the property is the currently operating Northstar Commuter Coach and the
future site of the Northstar Commuter Rail Depot Station.
Elk River is a vibrant community of approximately 20,000 and is the county seat of
Sherburne County, one of the fastest growing counties in Minnesota. It is a city nestled
between forested hardwoods and prairie along the Mississippi and Elk Rivers.
Located 35 miles from Minneapolis, the city is a blend of both rural America and
commercial convenience.
The site has wonderful access due to the proximity of major transportatioJ:l
thoroughfares such as US Highways 169 & 10 and Interstate 94. The Elk River area
has experienced continued strong residential, commercial and industrial growth
necessitating the City to market its available Business Park land for future industrial
development.
.
The City is requesting proposals that will maximize the use of the light industrial parcels.
Section Two:
Information about the property
The parcels are available for sale and development. This presents a substantial
development opportunity. Adjacent to the property to the west is a wetland area
separating the parcel from the BNSF Railroad and US Highways 169 & 10. To the east
land is zoned single family residential, south is more industrial and commercial, and
land to the north is zoned as business park and to the north~ast is multi-family
residential. The City .has no plans to change the zoning of these areas.
The City will complete mass grading, install water and sewer system and develop a
regional drainage pond in the business park. Improvements and blacktop are to be
completed for buildable, lots by Fall 2005. Park dedication fees will be paid by the City
at the time of final plat.
The development concept works around constraints of the adjacent wetland, gas line
and access points dictated by the City's Transportation Plan. As development of the
Brown Business Park occurs, Lot 1 is being reserved as a future site for a YMCA.
There is a pending development on Lot 7, knowing this proposals may include Lot 7 in
concept with this understanding.
.
Page 2 of 6
.
REQUEST FOR PROPOSALS
FOR SALE AND DEVELOPMENT
Elk River, Minnesota
Section One:
Introduction
The Elk River Economic Development Authority is requesting proposals for the sale and
development of the Brown Business Park in the City of Elk River. The parcels comprise
45 acres, and are zoned Business Park with an underlying land use of light industrial.
Individual lots may range in size from 1.5 to 12 acres. The parcels are located adjacent
to Twin Lakes Road with convenient access to U.S. Highways 169 and 10. Directly
adjacent to the property is the currently operating Northstar Commuter Coach and the
future site of the Northstar Commuter Rail Depot Station.
.
Elk River is a vibrant community of approximately 20,000 and is the county seat of
Sherburne County, one of the fastest growing counties in Minnesota. It is a city nestled
between forested hardwoods and prairie along the Mississippi and Elk Rivers.
Located 35 miles from Minneapolis, the city is a blend of both rural America and
commercial convenience.
The site has wonderful access due to the proximity of major transportatioJ:1
thoroughfares such as US Highways 169 & 10 and Interstate 94. The Elk River area
has experienced continued strong residential, commercial and industrial growth
necessitating the City to market its available Business Park land for future industrial
development.
The City is requesting proposals that will maximize the use of the light industrial parcels.
Section Two:
Information about the property
The parcels are available for sale and development. This presents a substantial
development opportunity. Adjacent to the property to the west is a wetland area
separating the parcel from the BNSF Railroad and US Highways 169 & 10. To the east
land is zoned single family residential, south is more industrial and commercial, and
land to the north is zoned as business park and to the ndrth~ast is multi-family
residential. The City ,has no plans to change the zoning of these areas.
The City will complete mass grading, install water and sewer system and develop a
regional drainage pond in the business park. Improvements and blacktop are to be
completed for buildable lots by Fall 2005. Park dedication fees will be paid by the City
at the time of final plat.
.
The development concept works around constraints of the adjacent wetland, gas line
and access points dictated by the City's Transportation Plan. As development of the
Brown Business Park occurs, Lot 1 is being reserved as a future site for a YMCA.
There is a pending development on Lot 7, knowing this proposals may include Lot 7 in
concept with this understanding.
Page 2 of 6
.
.
.
The strengths of the site include the following: (1) Convenient access to US Highways
169 and 10; (2) Proximity to Interstate 94; (3) Adjacent residential and commercial base
surrounding the Site; (4) Improved traffic infrastructure that is nearly completed; and 5)
Directly adjacent to the Northstar Commuter Coach site and proposed site for the
Northstar Commuter Rail Depot Station.
Zoning
All parcels are currently zoned Business Park District (BP). The District encourages a
planned integrated environment for certain industrial, office, and commercial uses that
are compatible with and complement each other as well as the surrounding land uses.
The intent of this district is that development reflects common themes using compatible
architectural design and consistency in signage, landscaping and lighting. It is also the
intent to encourage businesses that generate a high number of jobs per square foot
rather than predominantly warehouse type uses. For further details please refer to City
Code Section 30-1294 regarding permitted, accessory and conditional uses (attached).
Section Three:
Proposal Criteria
The City has a keen interest in maximizing the use of these parcels and fulfilling
community needs. The City envisions quality developments that are aesthetically
pleasing and fit in with the surrounding business park area.
The Goals of the development are:
. To increase the city's future property tax base thus reducing future increases in
property taxes on current residents
. To create quality job opportunities for current and future residents
· To market city-owned business park properties
. To improve traffic access and circulation to and through the area
. To encourage a mixture of market-supportable land uses compatible with one
another and with the surrounding area.
. To protect long-term vitality of adjacent commercial and residential areas
The City is seeking a creative, qualified developer to oversee the development of the
targeted area. The City is willing to consider proposals for partnering with a master
developer for development of the entire area or with developers on individual sites.
It is important to note that the City will not pay any realtor fees or commissions in the
event of the sale of property. Potential developments the City would encourage include,
but are not limited to, light manufacturing and production facilities, high technology
manufacturing or research and development facilities. The City is not interested in
purely warehouse and distribution facilities. The zoning district requirements prohibit
outdoor storage of materials and equipment.
Page 3 of 6
Section Four:
Timeline
.
The City will consider all proposals that are submitted by March 1, 2005. The City may
have the property appraised and may negotiate a Letter of Intent after reviewing and
selecting a proposal.
Section Five:
Cost/Sale of Land
The land sale cost will be reviewed based on the successful developer(s) submitting a
proforma including SAC, WAC, park dedication fees, current special assessments and
future public improvements and determining the amount a third party would or could pay
per square foot of land.
Section Six:
Proposal Content
RESPONSES MUST BE IN THE ORDER AND FORMAT PRESENTED BELOW.
ADDITIONAL INFORMATION, IF DESIRED, MAY BE INCLUDED IN ITEM 7. THE
PROPOSAL IS LIMITED TO 10-PAGES IN LENGTH.
1. Proposed project
A. Briefly explain your proposal.
B. Please include the following items and how they relate to your proposal. If
exact figures and explanations are not possible, please estimate using
similar developments already in operation elsewhere.
.
1) Concept plan showing lot layouts and types of uses
2) Building sizes (square feet)
3) Total estimated market value of development at full build-out
4) An estimate of the build-out time for all parcels
5) When including SAC, WAC, park dedication fees, current special
assessments and future public improvements, what is the
estimate of the amount a third party would or could pay per
square foot of land?
6) List the estimated development fees and overhead expenses
7) Number of jobs created
8) Hours of operation
9) Traffic/parking needs
1 0) Expected noise levels
2. Firm/organization
A. How many years has your firm been established as a professional
developer?
.
Page 4 of 6
.
Section Four:
Timeline
The City will consider all proposals that are submitted by March 1, 2005. The City may
have the property appraised and may negotiate a Letter of Intent after reviewing and
selecting a proposal.
Section Five:
Cost/Sale of Land
The land sale cost will be reviewed based on the successful developer(s) submitting a
proforma including SAC, WAC, park dedication fees, current special assessments and
future public improvements and determining the amount a third party would or could pay
per square foot of land.
Section Six:
Proposal Content
RESPONSES MUST BE IN THE ORDER AND FORMAT PRESENTED BELOW.
ADDITIONAL INFORMATION, IF DESIRED, MAY BE INCLUDED IN ITEM 7. THE
PROPOSAL IS LIMITED TO 1 Q-PAGES IN LENGTH.
1. Proposed project
.
A. Briefly explain your proposal.
B. Please include the following items and how they relate to your proposal. If
exact figures and explanations are not possible, please estimate using
similar developments already in operation elsewhere.
1) Concept plan showing lot layouts and types of uses
2) Building sizes (square feet)
3) Total estimated market value of development at full build-out
4) An estimate of the build-out time for all parcels
5) When including SAC, WAC, park dedication fees, current special
assessments and future public improvements, what is the
estimate of the amount a third party would or could pay per
square foot of land?
6) List the estimated development fees and overhead expenses
7) Number of jobs created
8) Hours of operation
9) Traffic/parking needs
10) Expected noise levels
2. Firm/organization
A. How many years has your firm been established as a professional
developer?
.
Page 4 of 6
. 3. Professional Organization
A. How many people are employed in your firm and summarize their areas of
expertise.
4. Experience
A. List some of the major development projects your firm has completed in
. the Minneapolis/St. Paul area.
B. List projects similar in size and use to the project you are currently
proposing.
5. References
A. List references for your five most recently completed projects.
6. Scope and Cost of Services
A. List the additional work tasks that you think are necessary to prepare the
property for development.
B. Estimate the cost development, including land preparation eosts,
development fee and overhead expenses.
. 7. Additional Pertinent Information
A. Provide any additional pertinent information about your firm or your
proposal.
8. Certification of Information Provided
A. The information provided herein is to the best of my knowledge accurate
and can be accepted by the recipient first named above as true
representation of:
Company:
Address:
Title:
Signature:
Date:
.
Page 5 of 6
Section Seven:
Proposal Submission
.
Submit ten (10) copies of your proposal to:
Catherine Mehelich
Director of Economic Development
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Proposals must be received no later than 4:00 PM CST on March 1, 2005.
Proposals must be submitted in an envelope with the words "Proposal for Brown
Business Park" clearly marked on the outside of the envelope. Information must be
complete. The City of Elk River reserves the right to reject any and all proposals.
Faxed proposals are not acceptable.
The City proudly welcomes and encourages you to visit our website for additional
information at www.cLelk-river.mn.us.
Section Eiqht:
Evaluation
All proposals will be reviewed and evaluated by the EDA and they intend to select
developers for final proposals and interviews. .
Thank you again for your interest in developing within our community. We look forward to
receiving information regarding your proposal.
Please direct questions about the Elk River Development and this RFP to:
Catherine Mehelich
Economic Development Director
City of Elk River
763-635-1041
Sid Inman
Ehlers & Associates
763-651-8500
Enclosures:
. 2005 Community Profile
. Site and aerial maps for the area (An autocad file of the site can be em ailed upon
request)
. Zoning Map and Zoning Code for Business Park District (BP)
. City's development concept
. Public improvements/utilities located in area
. Estimate of future public improvement needs (Public Improvements may include
City assessment bonds)
. City Prospect/Inquiry Report 2001 to mid-2004 .
Page 6 of 6
.
Section Seven:
Proposal Submission
Submit ten (10) copies of your proposal to:
Catherine Mehelich
Director of Economic Development
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Proposals must be received no later than 4:00 PM CST on March 1, 2005.
Proposals must be submitted in an envelope with the words "Proposal for Brown
Business Park" clearly marked on the outside of the envelope. Information must be
complete. The City of Elk River reserves the right to reject any and all proposals.
Faxed proposals are not acceptable.
The City proudly welcomes and encourages you to visit our website for additional
information at www.ci.elk-river.mn.us.
Section Eiqht:
Evaluation
.
All proposals will be reviewed and evaluated by the EDA and they intend to select
developers for final proposals and interviews.
Thank you again for your interest in developing within our community. We look fonvard to
receiving information regarding your proposal.
Please direct questions about the Elk River Development and this RFP to:
Catherine Mehelich
Economic Development Director
City of Elk River
763-635-1041
Sid Inman
Ehlers & Associates
763-651-8500
Enclosures:
.
. 2005 Community Profile
. Site and aerial maps for the area (An autocad file of the site can be emailed upon
request)
. Zoning Map and Zoning Code for Business Park District (BP)
. City's development concept
. Public improvements/utilities located in area
. Estimate of future public improvement needs (Public Improvements may include
City assessment bonds)
. City Prospect/Inquiry Report 2001 to mid-2004
Page 6 of 6
.~.
..11 ~~
~2
m:Q
.--
'11 I/,L
~~~
l~' \c~
~'II
-
- -
v v
-
-
'NW
l
f-
ni
d--t
,'-
~321
if
.T
~,'J
['1-:-
~
Jl i "
-\,' lIlI1'>..
.. 1/"~,L;4 X.
7' I I
'!%i'" t
i', -' )1r1'---,
,
',II
[?2
-
(~II I I -
III -"-rei lk
'C:= ,:~
o P, =~ '{~:
;. " '~' f
--t, 35
-
" 10
30
Legend
Future Land Use Category
D Rural Residential
Urban Residential
_ High Density Residential
_ Mixed Use
_ Old Town
Community Commercial
_ Highway Business
~~ij Commercial Reserve
_ Lighllndustrial
+:s4 -1 ..-Hd tli
- ~
'-I ==
" r
',". ~DtO J-{
'" lOST'" A
I~~~~ ~II ~ iLL
'1"". ,- 7-1'
'I i 1-- "l- I I
,'-
33 ,':
f
~
" l
,/
.'''.
4'
II,
::-:::
-'-
r
,ft,~\J
r.116
,- ~
~:::::....._-/ l-
.........,,\ '-~,/ ;.- t---
\ --:"-,
.. _" 7" -.. ~~Y-.'
'. -'1\'.. I'>,~ '),
'*' ~C::;. L~.'
_~~1 & i~
.'
......."- '-.
t:\., I I-
1
lint
,':~':- :i.~
'.:::~1(( )~~ '\-i
~~I~
t-- -::'~,. -'):r<
-- .
.,...J= u.1
....::;-. ,1
, .
_ Medium Industrtal
_ Public/Semj-Pub~c
_ Open Space
I_I Landfill
f;;;:[::mj:j Mining
Agricultural Research
Open Water
.....! Urban Service Area Boundary 2002
Elk River Parcel 12_02_02
C.5
c::I Phasing Plan from Agriculture to Rural Residential
i.tles
.
;;:,- .~
- r _-.::::J ~
--r' l .
t==:j ~7~
11' tl --.J
~L(111 kl~.. )
Lj
===
.
-221STA
/'/' r
-"--.
,'f:.:--";' '-. LL
.::1- '. I
~_/:~:,I'~ .~.~,'
\ - "
, '
~~;-f. - \\ ==-
hL~~
rJ ~
"----
~
r-'--
J~ :tL
197THAV
~
~ :~
~~H1:~
~ .-;::)( -
. IY'- ~;;.
:f
'~
o
'<t
~
>--
I--
[I--
-::LI
.
1
1e'ST AVE,..
/'
"
'Y-
tt~~
?:l~\\
,~
"
I): '.',\;
',11' ........
-..
.
LJi
-c ld
, ~I
. I'v'-
'NW
, - I
n,1
LtJ
~-
rm 32l
I--
.
.
~ i:l r- I C.);",
-~ i-J.'~ c:_g;I_".' ,~'
,- -L \'-~-~:_-;/1j?'
~~,~ ;;:-
~r Xl'?
hl
:.J..llL-.
-',- ---'
... ...
-
-
\ 'f-
, 1-:-
-'\
11-7
~,
:-r'1'
'1--
II rtt-:'
.fEl
I~"
fll,ttF 'X
""",,,'" 'i--_F.J 1::)-
l/ / 1'<-1 ~'..}':::f-rL "- ...
k=~ ' I __.:r
~7i { ~~~l. ~':I I ,II -
\11
__ -i
-\JIo:: --
(b I I I
. III "1 {':f-
'E= ;:: :::$?:.:
~3sl.-0 J. ::T' "3~, I
l:!2
-
';.:".
t:. 1
~
30
..~!,'
Legend
Future Land Use Category
o Rural Residential
Urban Residential
_ High Density Residential
WA Mixed Use
1;2 Old Town
Community Commercial
_ Highway Business
1W"/i1 Commercial Reserve
_ Light Industrial
\ ,
~II
I--
~:;:..:~ ,~--
-
':-,.
:\
._,~
_ Medium Industrial
_ Public/Semi-Public
_ Open Space
_l..andfill
gf?,]? Mining
Agricultural Research
Open Water
~
r
)-::.;H
/.~\':
1\ 33 ,:
" ~7~;--)~it:
- :- ::'l/:'Y~~}:
~-'-',~ fJ1...'f-
l 1/ ~7- '11,;-.,
I:::/:,;-J;
,- "
.....! Urban Service Area Boundary 2002
Elk River Parcel 12_02_02
0,5
C Phasing Plan from Agriculture to Rural Residential
~..
.
u..~
401"" . .-
- I --~
=== t==a I 7~
IlL/" [1 -J
cf1f ~.. /~"0
, --..J --l..
-- I r-~
I '- I
I
2-':€)1~ -(
209TH AV
I ~ ~~ '-- ~_~'I,I,I ~--fl:i
I -:,' d-fil /
--l -'Fll
,,:;-. I
"
}. ,1 I ,_,r
::~~r ,
\\ ;.
1'-".
-j::;,.
:JJ'~~
iJrr~
6
,
2Z1STA
"
,I ~IT
il II ==
I '~
hL:-J~
!-j ...
~
-j 1/,'1-1=
::J I
. ~ ~-
~ 1fqj.
~~~~-
f:/3. \1\
~
,---
m 3:L il
197nlAV
o
-.r
....,
~
-
-
[I-
-::l...
18tsr "\IE
- 1
_/
":
::,_:::,:
-.",
,'-'
I' ~:,
:< i :: '~"
,..i".,.
'..
~'-""
,..-;'"_.A .::::._
\\-\
1\ \\\,....
&~
j. f\\:<
'"
, '
-..
.
.
.
Printer version: Low-income rental moves into New Brighton
Page 1 of2
startribune.com
Close wim:low
Last update: March 1, 2005 at 1 :42 PM
Low-income rental moves into New Brighton
Sarah McCann
Star Tribune
Published March 2, 2005
Here comes more rental housing for New Brighton.
The City Council voted 5-0 last week to approve a 52-unit low-income apartment complex called Lakes
Run.
The city wanted owner-occupied homes for the 5.6 acres, but developer MWF Properties' $8.7 million
rental proposal fit the zoning code, so it passed without a problem.
New Brighton has been pushing for more owner-occupied housing south ofInterstate Hwy. 694. That
area is about half owner-occupied and half rental. Overall, the city is at 65 percent owner-occupied and
35 percent rental.
Lakes Run is Section 42 housing, which has a higher income threshold than Section 8 housing. The
federal government subsidizes costs, and the complex agrees to keep rental prices at a certain level.
Lakes Run is for families with an annual income between $32,000 and $47,000. Rents would start at
$860 a month for a two-bedroom unit.
"I feel strongly about affordable housing issues -- there has to be a range of housing opportunities for
every income group," Council Member Annie Hoffman said. She had hoped for owner-occupied homes
on the land but said renters can be just as invested in the community as owners.
"Many people who live in our community in rental properties have been here a number of years and
contribute greatly to the community. It's just we want to keep a good balance" between rental and
owner-occupied, she said.
Public perception
Many people don't have good connotations about rentals, said David Schultz, a professor in the Graduate
School of Public Administration and Management at Hamline University.
Schultz said compared with places like New York City, where many people rent, people in the Midwest
view renters as having less of a stake and involvement in the community. Throw low income into the
mix, and people conjure up images of crime and maintenance problems, Schultz said.
"Excluding townhomes and condos, in the north-metro area we're looking at probably less than 20
percent who are renters because we have a very high incidence of ownership in Minnesota," he said. "It's
unusual for suburbs to have a lot of rental housing to start with, but for an inner-ring suburb like New
Brighton, which is closer to the metro, it is not unusual."
Myron Orfield, an associate professor of law at the University of Minnesota, said misconceptions lead to
hesitancy about providing certain housing. But often low-income rental is occupied by "mothers
undergoing a divorce or older people," he said.
http://www.startribune.com/dynamic/story . php ?template=print_ a&story=5262655
3/112005
.
.
.
Printer version: Low-income rental moves into New Brighton
Page 2 of2
Just as within a company there is a range of wages, within every community there should be a range of
housing types, Orfield said. That helps people stay closer to relatives and jobs.
But some newer suburbs aren't zoning enough low-income or rental, he said, effectively pricing people
out of those cities.
"As brand-new suburbs build no affordable housing, it means the older ones have to do more. They are
taking that obligation. When the newer ones don't build it, it creates congestion and splits up kids out of
school districts," he said.
New Brighton Mayor Steve Larson would like to see affordable housing spread among more of the
suburbs.
"We feel other people should take their share of rental and not put it all into certain communities," he
said.
Lakes Run is a 52-unit low-income apartment complex for families with an annual income between
$32,000 and $47,000. Rents would start at $860 a month for a two-bedroom unit.
Contact the writer at 612-673-7512
or smccann@Startribune.com
(\;lCQPy.dght2QQ~ Star Tribune. All rights reserved.
http://www.startribune.com/dynamic/story . php ?template=print_ a&story=5262655
3/1/2005
.
.
.
. Star Tribune · Pag~}I3
,
. .
I
NEIGHBORHOOD SPOTLIGHT I OTSEGO .~ !,q /05/ .
It's 'coun1ryish' but not is olated
By.Susan E. Peterson
Star Tribune Staff Writer
Todd and Linda Knudson
remember when Otsego was sur-
rounded by working farms and
open countryside dotted with
homes in a few widely scattered
developments.
That was 12 years ago, when ..
the Knudsons built their split,
level house. Now Otsego,like its
better-mown neighbors Rogers
and Alb~rtville, is booming, with
single-family and townhouse de-
velopments sprouting throughout
the 34-square-mile town. Mike
Robinson, Otsego's city adminis-
trqtor, estimated that .the popula-
tion has jumped from about 6,400
in 2000 to about 10,000 today.
The rebuilding of nearby Inter-
state Hwy. 94 means Otsego is a
35- to 40-minute drive north from
Minneapolis, and that's encourag-
ing even more interest in the area,
said Stacey and pavid G~ist of
Real Estate Express ,in Rogers.
David Geist, who's been seU~
ing homes in the area for about
12 years, said a lot of homes were
built in Otsego in 2001-2002, after
the city loosened acreage require-
ments and started switchi,ng to
city water and sewer. "There .rre
,
.
'fe"~,
( Susan E. Peterson/Star ribune
Todd lmd Linda Knudson, parents of Samantha, 3, and Tyler, 5, have seen Otsego grow dramatically:
Ots~go
Total number. of sales: 243
:.,..1:....,...........<....,.,......,......, ",_,,:_.-.
. PQllariY9Iuml;l; $51,272,:J.02 '.
Average list price; $259,469
Ml;ldian li~t price: $237,453
Average sale price; $210,996
Median 5!lle price: $190,069
Low sale price; $87,950
. tUglJslIl~prlce; {fifi!;)1,170
AVllra~edaY5 on the market: 50.3
; ~ct!yfitllstlngs; :1,24 .' .
Recent home sales