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10-28-91 PC Agenda GOLDEN VALLEY PLANNING COMMISSION Regular Meeting i GOLDEN VALLEY CITY HALL Council Chamber, 7800 Golden Valley Road Golden Valley, Minnesota October 28, 1991 7:OOp.m. AGENDA I. APPROVAL OF MINUTES - September 23, 1991 II. INFORMAL PUBLIC HEARING - AMENDMENT TO CONDITIONAL USE PERMIT N0. 51-01 APPLICANT: Laurence F. LeJeune (Carousel Automobiles) ADDRESS: 8989 Wayzata Blvd. , Golden Valley, Minnesota REQUEST: Amend CUP 51-01 to allow for the construction of an addi- tion of 1,500 sq.ft. to the west side of the existing building � III. INFORMAL PUBLIC HEARING - PLANNED UNIT DEVELOPMEN T N0.60 APPLICANT: Affordable Suburban Apartment Partnership ADDRESS: Former Ewald Dairy Site REQUEST: Consider a request for a Planned Unit Development (PUD) to allow for a ten (10) unit townhouse development to be constructed on the former Ewald Dairy site IV. REPORTS ON MEETINGS OF THE HOUSING AND REDEVELOPMENT AUTHORITY, CITY COUNCIL AND BOARD OF ZONING APPEALS V. OTHER BUSINESS VI. ADJOURNMENT • MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION � September 23, 1991 A regular meeting of the Planning Commission was held at the Golden Valley City Hall , Council Chamber, 7800 Golden Valley Road, Golden Valley, Minnesota. The meeting was called to order by Chair McAleese at 7:03p.m. Those present were: Groger, Johnson, Kapsner, Lewis, McAleese, McCracken-Hunt and Prazak. Also present were Mark Grimes, Director of Planning and Development; Beth Knoblauch, City Planner and Mary Dold, Secretary. I. �proval of Minutes - July 22, 1991 MOVED by Kapsner, seconded McCracken-Hunt and motion carried unanimously to approve the August 26, 1991 as submitted. II. Amendment to the Industrial Zoning District - Temporary Retail Sales Chair McAleese asked staff to give a brief summary of the proposed change. Mark Grimes, Director of Planning and Development, reviewed his memo with the Commission including the request by the American Cancer Society to hold their "World's Largest Garage Sale". Commissioner McCracken-Hunt asked staff if they considered a distinction between non-profit and for profit groups. Mark Grimes commented that the City Attorney � felt this would be discriminating against certain groups. Chair McAleese asked why the change would be a permitted use vs. using a Conditional Use Permit. Staff felt the majority of requests would be made within a month of when they would need the permit. A conditional use permit would take approximately two to three months to process. Staff is confident that the permit will work because of the regulations in the ordinance. Chair McAleese opened the informal public hearing. Seeing and hearing no one Chair McAleese closed the informal public hearing. MOVED by Johnson, seconded by Lewis and motion carried unanimously to recommend to the City Council approval of amending the Industrial Zoning District (City Code Section 11.36, Subd. 3) to allow temporary retail sales. III. Amendment to Various Sections of the Zoning Code - "Essential Services" as Permitted or Accessory Qses Chair McAleese asked staff to give a brief summary of the proposed amendment. Mark Grimes, Director of Planning and Development, reviewed his staff report with the Planning Commission highlighting the definition of "Essential Services" so the Commission would understand where cellular towers could or could not be constructed. • Commissioner Johnson asked if this amendment change would allow towers in areas of park and open space. Mr. Grimes commented that it would not allow this. Chair McAleese opened the informal public hearing. Minutes of the Golden Valley Planning Commission September 23, 1991 Page Two David Larson, representative for US West, gave a brief summary of what needs US West need at this time and talked about new technology of digitization which would decrease the need for more towers. The new technology would allow for existing antennas to handle more calls. He stated that a projection date for this digitization, if the technology can be worked out, is 1995. If digitization doesn't work out towers should get small�r and smaller due to the closeness of their proximity to each other. US West is in need of one more tower in the Golden Valley area. Mr. Larson reviewed with the Planning Commission pictures of where towers have been placed in institutional districts. Chair McAleese closed the informal public hearing. Commissioner McCracken-Hunt expressed her concern about aesthetics in the Industrial District allowing towers. Ms. Knoblauch pointed out that these towers would require buildings and would go through Board of Review so someone is controlling building site and aesthetics. Commissioner McCracken-Hunt commented she feels confident with the work that staff has done in drafting the amendment to allow towers in the Industrial and Light Industrial Districts and on top of building in a Commercial or Business and Professional District the amendment controls this use. Chair McAleese agreed with these commen�s. MOVED by McCracken-Hunt, seconded by Kapsner and motion carried unanimously to • recommend to the City Council approval on an amendment to various sections of the zoning code to allow "Essential Services" as permitted or accessory uses. VI. �Re ort_s on Meetings of the Housing and Redevelopment Authority, City Counc�i an Boar o '-� ni—AppeaTs Commissioner McCracken-Hunt reviewed one item from the Board of Zoning Appeals meeting. V. Other Business No other business was presented. VI. Adjournment Chair McAleese adjourned the meeting at 8:20p.m. ean ewis, Secre�ary � MEMORANDUM � DATE: October 22, 1991 T0: Golden Valley Planning Commission FROM: Elizabeth A. Knoblauch, City Planner SUBJECT: AMENDMENT TO CONDITIONAL USE PERMIT N0. 51-01 (CAROUSEL CARS), LAURENCE F. LEJEUNE, APPLICANT Last April , a Conditional Use Permit was approved for Carousel Automobile at 8989 Wayzata Boulevard. The dealership had been in business at that location for several years, predating the CUP requirement. A proposed structural expan- sion on the site, to accommodate additional office space and a customer service area, necessitated the issuance of a CUP for the overall site use. Following the permit approval process, it was discovered that poor soil con- ditions would make the proposed addition prohibitively expensive. After looking at various alternative options, the Carousel Auto people have now come back to request a CUP amendment that would reflect a modified site plan. The current proposal is for a one-story addition instead of the originally proposed two � stories. The addition would be located on the west side of the existing building instead of on the east side. Total added space is reduced from 7,000 sq.ft. to 1,500 sq.ft. in the current proposal . There are existing nonconformities in the parking setback area on the north and west sides of the site. These received BZA waivers last spring, but will have to be reconsidered in view of the new site plan. P�o additional nonconformities would occur as a result of the currently proposed expansion. On-site parking is, and will remain, more than adequate. FACTORS OF CONSIDERATION After reviewing the new proposal , staff could see no reason for major modifica- tions in any of the findings that were made in April . Those findings were (and are) as follows: Demonstrated Need - The proposed use meets the City's test of need in that arouse utosTrias identified this as a needed addition to its facility. Consistency with Com�rehensive Plan - The proposed site is located in an area es�gnate for�in ustria uses. Car dealerships and offices are consistent with that designation in Golden Valley. • Effect Upon Property Values in General Area - No impact is expected. Amend Conditional Use Permit No. 51-01 Page 2 Effect on Traffic Generation - No significant increase in traffic generation is expecte� —1'�e o ic� ef� LeJeune Investments will increase the number of � employees on site by 3 to 5. This would not significantly increase traffic. Also, the road system in that area can easily accept increased traffic. Effect of Increases in Population or Density - No increase of population is expectecT TT�sit wil ecome more us��ut there is adequate space on the site to handle the increased building intensity on the lot. Increase in Noise Level - No significant increase is anticipated. Any Odors, Dust, Smoke, Gas or Vibration - No increase is anticipated. Visual A earance - The proposed building addition appears to be attractive and wi1T6e a ene i to the si te. The amount of parki ng on the si te wi 11 remai n about the same. The dealership has maintained a 35 ft. green area along the south side of the property that provides a good presentation to the site from Miller Street (the "official" I-394 frontage road) . Other Effects on the General Health, Safety and Welfare of the Area - No other a�ctors—Fiave been iTenti�i ed: — STAFF RECOMMENDATIONS In view of earlier approvals, and of the fact that the current proposal is actually scaled down from the original , staff recommends approval of the • requested amendment to the Conditional Use Permit allowing for the expansion of auto sales and service in an Industrial Zoning district. Recommended conditions are as follows: 1. The "Site Plan - Zoning Data" plan submitted by LeJeune Investments and dated and signed by the City Planner at the time of approval shall be made a part of the CUP. 2. LeJeune Investments shall apply to the Board of Zoning Appeals for necessary variances following Planning Commission recommendation and shall obtain any such variances before the application for the CUP amend- ment is heard by the City Council . 3. The site may be used for auto sales and service along with 1,500 sq.ft. of additional office space (labelled "new addition") as shown on the site plan. Parking for the additional office space shall be calculated separately from parking for the other site uses. 4. The uses on the si te shal l meet al l appl i cabl e Ci ty, State, and Feder°al regulations. 5a Failure to comply with any of the terms of this permit may be cause for its revocation. BK:mkd Attachments: Area Location Map � Site Plan/Zoning Data Map Floor Plan for New Addition . � `. _ -- . ,: ' C� EN ERAL U F t= ILE � :\,�',��\; �� ,�' ��. � __ . _ _ . ....�_.....-- - ----._...... _. . . ..__. ._. . _ _. � . � ; i � � � . 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I � I ��L J CO � Ij i_�_� �C(n O I I �— �avN � I � , � I I � ' i 7 �r�i I I "-� I � �,°,N� � ir---------------------------------------------- � �o ai i i I � i LL � j � i �>-Cn � i �� 1 i " U d N � i 7 CA CD I I � � i i ZON � i i I ' z � I i • � � � - -- - - � r � I � i � � w � I , � Z 1 � I + ��o � i _ o-c< � i � 4 I j �r U ------ -� I O I o � I 1 ' I 2 `? � �� I v� �z`-'� + n r.>i— i � c~i��w� 1 � 1 I � L <N U�v N I �� I I � �W � � � �----- � `� i z �� ► � � Ul i i � � >N ' ( Q i j i � LL u a �. :— -- —�I = ' � 1 � � i � � � � � LL ' ' -- z � i � I I � / i i _ � a � } � I I _,� o i � � I i � W � � � I � � � � i � � i � � / � i i � i i � � i i i Q I � � w� I � 6 �` I � �� 1 � W< { I cn 4' I � � I I I �1 � 7' � —� �1 � N I —� Y� j �' � _� \ \ \ � _�!_�L.��_1.��1�_1.�__ I 1 z � ; P 11�1��.�1 — -- — s� T ____ ______ _� ___ ______ � � r--- -- ----------- _----___�__��__�'-� � �, � � w _ i I � �� -� l I I �; \ I i � � � � �� \�-----•-------------------___----------------------------------�---------___--______-__________----- • • • � ' MEMORANDUM � DATEa October 23, 1991 T0: Golden Valley Planning Commission FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: PRELIMINARY DESIGN PLAN FOR TEN UNIT RENTAL TOWNHOME DEVELOPMENT ON THE EWALD PROPERTY AT GOLDEN VALLEY ROAD AND XERXES AVENUE, AFFORDABLE SUBURBAN APARTMENT PARTNERSHIP (ASAP), (BILL SCHATZLEIN) AND THE GOLDEN VALLEY HOUSING AND REDEVELOPMENT AUTHORITY (HRA), APPLICANTS Introduction Bill Schatzlein of the ASAP and the HRA, owner of the property, have applied for a Planned Unit Development iP.U.D.) Permit on the 1.08 acre Ewald property in order that he may construct ten rental townhome units. The property is currently zoned Residential (single family) and, therefore, the P.U.D. process is proposed to allow the usage of the land for ten townhomes. The property is designated on the Comprehensive Plan for low density development. The staff is not recommend- ing a change to the Comprehensive Plan because these units are attached single � family units and because the addition of ten units does not greatly change the overall density of the neighborhood. I have calculated the overall density of the neighborhood to be about three (3) units per acre including the ten addi- tional townhome units. Five units or less per acre is generally considered low density. (I defined the neighborhood as that area east of Theodore Wirth Parkway, south of Golden Valley Road, west of Xerxes and north of Plymouth, all in Golden Valley.) Planning Issues There are several issues that the staff believes should be considered by the Planning Commission when reviewing this request. They will be highlighted and discussed. 1. Site Histor - This 1.08 acre site was most recently used by the Ewald Da ry ompany for a parking lot, fueling station and location of a histori- cal marker honoring the Ewald family. When the dairy ceased operation in the late 1970's or early 1980's, the City, through the HRA, purchased the property from Ewald. The property was purchased with Community Development Block Grant money (Federal Funds) in order that the property could be used for a more productive use. In 1981 or 1982, the HRA put out requests for proposals for° the constr°uc- tion of housing on the site. The HRA selected a developer and signed a � development agreement with that developer in 1982. The plan approved by the HRA was for the construction of ten townhome units (five buildings with two units per building) . A copy of the site plan is attached. These units were proposed to be owner occupied. It is my understanding that the devel- oper's met with the neighbors in the area to get their input on their plan . y Planned Unit Development No. 60 Page 2 and that the proposal approved by the HRA was acceptable to the neighbor- � hood. This proposal never was developed and was never presented to the Planning Commission and City Council for zoning code amendments. In fact, the HRA and the developer were in litigation over this matter up until the late 1980's when a settlement was reached. Since the developer, chosen by the HRA to develop the property, left the scene, the property has been left undeveloped. Over the past five years there has been limited interest in the property by developers. Other than Mr. Schatzlein, the only serious interest was shown by "Project for Pride in Living" who is the developer of the Ewald site across Xerxes Avenue in Minneapolis. Their interest has gone away due to the environmental problems encountered when developing the site across the street. Almost two years ago, Mr. Schatzlein came to the staff to look for afford- able housing sites in Golden Valley. Since the HRA owned the Ewald site, this was a logical fit. Mr. Schatzlein m�t with the staff and HRA and developed the proposed plan for the site. He has been given conditional designation as developer of the site by the HRA if certain conditions are met (see attached copy of HRA Resolution 90-�). The HRA has stated that if Mr. Schatzlein obtains financing and zoning approvals, the HRA will assist the project by giving his non-prafit group the land and providing City utilities to the property line. Mr. Scha�zlein is obligated to obtain financing and complete the P.U.D. process. . Mr. Schatzlein has obtained financing for the site. The pro3ect will be financed by the MN Housing Finance Agency (MHFA) and by Federal Tax Credits. Mr. Schatzlein has also obtained some small amounts of financing to help cover his out-of-pocket costs until the MHFA financing is in place. With this type of financing, Mr. Schatzlein must guarantee that the units be rented to families whose income does not exceed 50% of the median income for the Metro area for 15 years. This income limit is approximately $25,000 for a family of four. The occupants are expected to be families with two to four children. Rent is expected to be about $600 per month plus utili- ties. The units would be owned and managed by Mr. Schatzlein's ASAP group. It is very difficult to put a financing package together for projects such as this. A number of different sources of below market financing is needed to make it feasible including those incentives proposed by the HRA, i .e. free land and utilities. 2. Redevelopment Proposal Analysis A. Density - The site is 1.08 in size. Therefore, there are about ten units an acre proposed for this site. This type of density is typical with many townhome developments in the Twin Cities. Also, this density is the same as the density approved by the HRA and reviewed by the neighborhood in 1982. � Planned Unit Development No. 60 Page 3 � After speaking with Mr. Schatzlein, I estimate there will be 40-50 persons living in the ten units. The MHFA said that the average number of children per unit in the developments they finance is 2.3. Mr. Schatzlein said that he will not rent to families that have more than four children. B. Traffic - Related to density is traffic generation. I estimate that t'�ten townhome uni ts wi l l generate 70 to 100 tri ps a day i n and out of the site. Based on Mr. Schatzlein's experience with the tenants in these types of developments, generally fewer car trips will be gener- ated because lower income families geneally own fewer cars. The 70 to 100 trips spread over a 16 hour day will not have a significant impact on the street system or neighborhood. Also, the traffic gener- ated would be far less than the truck and car traffic generated when it was used by Ewald for parking and fueling vehicles. One advantage of the site is its location on a direct bus line to shopping nearby and to downtawn Minneapolis. C. Parking - The site indicated that there are two spaces per unit -- one space in the garage and one space in front of the garage. I have spo- ken to Mr. Schatzlein about this amount being inadequate. I have asked him to provide a revised site plan for the October 28th meeting to show ten (10) additional parking spaces for visitor parking. I have looked at the site plan with Mr. Schatzlein and I believe there are a couple locations on the site for more outside parking. Parking cannot be � designated in the driveways due to the need to allow two way tr�fic at all times. The two spaces per unit are less than what would be required for multi- ple family units in the Multiple Dwelling Zoning District. (A 3- bedroom unit would be required to provide two enclosed spaces plus one outside space.) Because this housing is designated for lower income families, the staff believes it is reasonable to reduce the parking down to 2-1/2 spaces per unit. This reduced parking is in recognition of fewer autos owned by the occupants and as a way to help reduce cost of construction. Mr. Schatzlein has contacted the MHFA about the amount of parking needed in family projects. The MHFA said that 2-1/2 spaces per unit would be more than adequate based on their experience with similar units. D. Landscaping � The site plan is also a preliminary landscape plan which emp asizes landscaping along the west property line ad�acent to houses and along Xerxes/Golden Valley Road. Because of the significant eleva- tion differences between the houses to the west and the elevation of the Ewald site (10 to 20 ft.), the homes to the west should be well screened with good landscaping. A final landscape plan would have to be prepared as part of the General Plan which would be approved by the Building Board of Review. E. Grading of the Site - The preliminary grading plan indicates the site � w e gra e so t at drainage is directed to Xerxes Avenue and not to the lots to the west, north or south. The final drainage plan would have to be approved by the City Engineer. It is not anticipated that retaining walls will be necessary along the west property line because the buildings are located at least 15 feet from the west property line where the grade difference begins. Planned Unit Development No. 60 Page 4 � F. Utilities - City utilities will be extended to the site along Golden �aT�Road and Xerxes Avenue. If the project is approved, the HRA has � discussed making those extensions. G. Environmental Conditions of the Site - The HRA recently had a Phase I environmenta au it one on t e site in conjunction with the removal of a tank on the site. The audit found no reason to believe there is pollution on the site. The 10,000 gallon tank that was removed was empty and showed no signs of leakages H. Playground S�ace - A small playground is shown on the site plan. At t s time, t e contents of the playground is undefined. The location of the playground is near the intersection of Golden Valley Road and Xerxes. If this is the best location for the playground, I recommend that the playground area be fenced in in order to keep smaller children and toddlers from wandering near the street. The site is several blocks away from playgrounds, although it is near the parkway. Playgrounds are available at the St. Margaret Mary Church and school and the park north of the church. I. Building Setbacks - The site plan indicates the buildings will not meet a norma set ack requirements. The survey of the site indicates the north building is 30-35 feet from Golden Valley Road and the south building is 24 feet from Xerxes Avenue. The Zoning Code normally requires 35 feet. The buildings are setback about 15 feet from the west (rear) property line. In a Residential Zoning District the set- • back is normally 20� of lot depth or in this case about 25 to 30 feet. The normal sideyard setback if 15 feet. The site plan indicates the sideyard setback on the north and south end of at least 15 feet. In a P.U.D. , the staff would like to see the setbacks met if possible. In this case, it would be difficult to meet the setback requirements and construct buildings that are economically feasible for this type of housing. Because of the location of the north building on Golden Valley Road and because it comes near to the 35 feet setback, the building will not appear that close to the street. The south building i s cl oser to Xerxes Avenue (about 24 feet). However, the two houses to the south are setback 70 feet and 50 feet respectively. Also, the closest house to the south is about 60-70 feet from the south townhouse building. Because of these distances, there should be no negative impact of the proposed front year setback. The rear yard setback of 15 feet is mitigated by the elevation differ- ences (10 to 20 feet) between the Ewald site and the houses to the west on York Avenue with proper landscaping, the 15 feet setback should be adequate. J. Housin Plan - The Golden Valley Housing Plan (part of the Comprehen- s ve P an states that the City will strive to provide housing oppor- tunities for all income categories. This is an opportunity for the City to achieve one of the goals in the Housing Plan. In addition, the Metro Council has identified a need for low and moderate income, large � family rental housing in the Metro area and the suburbs. Large family units (3 bedroom and more) are difficult to find in Golden Valley and especially attached simple family units such as the ones proposed by Mr. Schatzlein. This location appears to be a good location to help fulfill a City goal . . Planned Unit Development No. 60 Page 5 • K. Architectural Style - The proposed townhome units are each about 1,200 sq. t. in area. ey are to be built on a slab to help minimize costs. The sketches of the building proposed by Mr. Schatzlein and prepared by Miller, Hanson, Westerbeck, Bell Architects Inc. , appear to be attrac� tive and well thought out. L. Maintenance of Develo ment - Mr. Schatzlein created a non-profit com- pany to own t e town omes. It is my understanding he will manage and maintain the units in good order. Mr. Schatzlein has experience in the management of multi-family housing. Recommendation The staff recommends approval of the Preliminary Design Plan for ten townhome units with several conditions. These conditions include: 1. At least five additional parking spaces be indicated on the site plan (2-1/2 spaces per unit). 2. The tot lot/playground area be fenced. 3. A final landscape plan be presented emphasizing landscape material along the west property line. 4. A final grading plan be approved by the City Engineer. • If properly constructed and maintained, the ten townhome units will be an asset to the City by providing more families an opportunity to live in Golden Valley in an affordable setting. Opportunities to locate these types of developments are few due to the high cost of land in Golden Valley and the limited avail- ability of land. This is a location where townhouses have been discussed for almost ten years and where the City has an opportunity to help the development of reality by its assistance in providing the land to the developer. MWG:mkd Attachments: Area Map with Topography Plat Map of Area Monson/Ueland Site Plan HRA Resolution No. 90-8 Mark Grimes Memo to HRA dated 10/3/91 Letter from ASAP dated 10/23/91 Survey � � -� ` . • - ' � � �� . �,� • / . ` „ � ' � • �� , ' � `- �', ' .� , ` � � • � . � �� ,• , .' � � . . � , ' . 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' �I�� " -- �, ',;j,4;;: ';'��;I;�,., �.�.� ,,��, ,,�� ,�:� ,�. � q�i _ h" i„ I:, .� ;� � � �! �'.i�,i , �� , I � �,� ' 16��!'! � �� .��`.�lil� � `M 1I � �� I!A� •� �. i.. � ,i �;,� '�I �I� �.'y�., � ;� ' ►'!I�� ' ;.� I�� . � �� ' �� I j�� , I :�� 'l� � ' � III` i I . � ,l i,�!�ifi ,,��.� i .�i i ,,;,! +�I 11 � � ll�,Il�j �, � �,�� ;, �.:.��, -- ��! �� - l� ,;,,, ��;, � � ��,;� i : ",�� ,�,i, ., _ , �' �ili��'' , - :II , ��i;y,� •, �� , ;,� ■ _ Resolution 90-8 July 10, 1990 � Commissioner Anderson introduced the following resolution and moved its adop- tion: RESOLUTION GIVING PRELIMINARY CONDITIOPJAL DESIGNATION TO SCNATZLEIN ASSOCIATES FOR TNE DEVELOPMENT OF THE EWALD DAIRY SITE AT GOLDEN VALLEY ROAD AND XERXES AVENUE NORTH WHEREAS, Schatzlein Associates has presented a proposal for the devel- opment of ten low-income rental units for the Ewald Dairy Site; and WHEREAS, Schatzlein Associates will apply for federal tax credits apportioned to and assigned by the State of Minnesota to subsidize the financing of the development; and WHEREAS, this conditional designation is contingent on a number of factors, including but not limited to: 1. granting of federal tax credits by the State of Minnesota; ��, 2. the promulgation, after appropriate notice and public hearings by the Housing and Redevelopment Authority and City Council , of an approved rede- velopment plan; 3. negotiation and execution of a development agreement following ,notice and hearings as required by the Housing and Redevelopment Authority; � 4. establishment by the Flousing and Redevelopment Authority and City Council of low-income guidelines which meet applicable state and federal regula- tions and guidelines; 5. designation of this project as a low-income, multiple unit housing . project as provided for in the regulations and guidelines; and , 6. accomplishment of rezoning and comprehensive land use plan amend- ment to redesignate the proposed site from single family to multiple family use, which action would conform to established city housing policies for providing low income housinge NOW, THEREFORE, BE IT RESOLVED, by the Housing and Redevelopment Authority in and for the City of Golden Valley, Minnesota that: lo Schatzlein Associates be given preliminary conditional designation for the development of the Ewald Dairy site at Golden Valley Road and Xerxes Avenue North for the purpose of securing federal tax credits from the State of Minnesota to subsidize the financing of the project; and 2. This preliminary, conditional designation shall be contingent on the occurrence of numerous events, including but not limited to: a. granting of federal tax credits by the State of Minnesota; b. the promulgation, after appropriate notice and public hearings by � the Housing and Redevelopment Authority and City Council , of an approved rede� velopment plan; .,, Resolution 90-8 - Continued July 10, 1990 c. negotiation and execution of a development agreement following � notice and hearings as required by the Housing and Redevelopment Authority; d. establishment by the Housing and Redevelopment Authority and City Council of low-income guidelines which meet applicable state and federal regula- tions and guidelines; e. designation of this project as a low-income, multiple unit housing project as provided for in the regulations and guidelines; and f. accomplishment of rezoning and comprehensive land use plan amend- ment to redesignate the proposed site from single family to multiple family use, which action would conform to established city housing policies for providing low income housing. BE IT FURTHER RESOLVED THAT designation of Schatzlein Associates is not to be construed as binding on the Housing and Redevelopment Authority, which may withdraw its designation at any time. �� . � ' Ray B. Stockman, C air ATTES : r � � �� Willia S. Joyn s ire •tor The motion for th a op ion of the foregoing resolution was seconded by Commissioner Bakk n nd upon a vote being taken thereon, the following voted in favor thereof:' An e son, Bakken, Johnson, Stockman and Thompson; and the following voted against the same: none, whereupon said resolution was declared duly passed and adopted, signed by the Chair and his signature attested by the Director. , • M E M 0 R A N D U M � DATE: October 3, 1991 T0: William S. Joynes, HRA Director FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: AFFORDABLE SUBURBAN APARTMENT PARTNERSHIP (ASAP) PROPROSAL TO CONSTRUCT TEN LOW AND MODERATE INCOME TOWNHOME UNITS ON THE EWALD PROPERTY On July 10, 1990, the HRA approved Resolution 90-8 giving preliminary condi- tional designation to Schatzlein Associates to develop 10 three bedroom townhome units on the Ewald site. The ten units would be rented to low and moderate income families. Since July of 1990, Bill Schatzlein has formed the ASAP, a non-profit corporation to develop the project. Resolution 90-8 sets out a number of items that must be accomplished in order for the development to become a reality. Some of the terms are obligations of the developer and some are obligations of the HRA or City. (A copy of the Resolution is attached for your review. ) � The attached letter from Bill Schatzlein of ASAP dated September 27, 1991 out- lines the progress that has been made by ASAP since July, 1990. ASAP has received a mortgage commitment from the MN Housing Finance Agency (MHFA) . They have also received a reservation of Tax Credits from the MHFA. ASAP now is working with the MN Housing Partnership for the syndication of the tax creditse In addition, ASAP will receive a $25,000 seed money loan from the Greater Minneapolis Metropolitan Housing Corporation to assist in the up front develop- ment costs of this projecto ASAP would like to now begin the HRA and City approval process in order that they can complete it by the end of the year. It is my understanding that ASAP must have City approvals and have the property tied up by the end of the year in order to qualify for the tax credits. Resolution 90-8 also outlined a number of HRA and City obligations necessary to complete this project. These include: 1. Preparing a Redevelopment Plan - A plan has to be drafted and approve y t 2 ecause t is involves the sale of HRA land. (In this case, the HRA has discussed giving the land to ASAP in exchange for the construction of ten low and moderate income townhome unitse 2. Preparing a Dev�elo�ment Agreement - Since the HRA and City will be participating in t--e projec—t�y providing land and assisting in some � utility work (extension of sewer and water lines to the site), the HRA and ASAP must enter into a development agreement. Page Two 3. Zonin and Land Use Plan Amendments - Since this land is currently � esignate on t e Lan se an or low density housing and on the Zoning Map for single family housing, the HRA and ASAP must jointly apply for a comprehensive plan and zoning amendments. Recommended Action The staff has prepared a very aggressive schedule for ASAP to complete by the end of this year. In or e�r—to complete it by that time, ASAP must immediately apply for a P.U.D. (zoning) and begin the negotiation of a development agreement. If the HRA wishes to continue the project with ASAP, it is the staff recommenda- tion that the HRA reaffirm Resolution 90-8 and that the staff will immediately begin the process to negotiate the development agreement, with ASAP, prepare a redevelopment plan and permit ASAP to apply for a rezoning and comprehensive plan amendment for the site. MWG:mkd • • • - • PRELIMINARY � EWALD SCHEDULE ` Sept. 27 Submission Information for HRA Oct. 8 Presentation to HRA Oct. 9 Submission of P.U.D. Applicatio� Mail Notice to Neighborhood Oct. 16 Neighborhood Meeting � Mai 1 noti ce for P1 anni ng Cortoni ssi on Public Hearing Oct. 28 Planning Conmission - Informal Public Hearing on Preliminary P.U.D. Nov. 5 City Council Sets Public Hearing Date Dec. 3 Council Hold Hearing on Preliminary P.U.O. . Dec. 10 Council approves P.U.D. General Plan, � Issue P.U.D. Permit Dec. 10 HRA Approves Oevelopment Agreement Dec. 30 Closing on Property • . - � ` �� R�c�`��o oct a � � � ��abie 5uburban �4p�tment ��rinership A Non-Profit Corpa��tion Roseviife Corpc�-ate P(aza 2G65 Long Lake Road Suite 24� Roseville, Minn. 55113 �_� Telephone 824-1 fi28 �ctober 23, 1991 Mr. Mark Grimes • City of Golde� Yalley 7840 Golden Valley Road Golden Valley, Mn. 55427 Dear iV1r. Grimes: On Qctober 17, 1991 Sarb Barry, and I, hosted a neighb�hood meeting to discuss our �aposed tvwnhouse develapment f� the f�mer Ewald site. You had provided us with a lost on names fa- the entire neighborhoad. ApparaximateJy 100 residents of the area were invited. The meeting was attended by abaut fifteen area residents. At the meeting tha residents discussed several concerns about our �oposed plan. The purpose of � this letter is to review thase cancerns and respond to each. DENSITY - There was some concern about the number of units on the site. Response - We have proposed 10 townhouse units on this site, which is 1.08 acres. We understand that this plan is substantially the same as a pla� that was previousiy approved for this site, with neighbarhaod input, several years ago. Far this reason we ha+re been working with guidelines pravided by #he city, f� this site. CHILDREN - These thrse bedroom townhouse units will be accupied as affardable fiamiiy housing. Each unit will have a minimum of two chilc�-en, but no mare than four chilc�-en per unit ( two per 6ec�oama. ,4rea resident were concerned about the possible number of chilc�en on this site. Since that meeting we have checked with Minnesota Housing Finance Agency ta see what their experience has been with this type of - housing. As you know, M.H.F.,4. hae financed thousands of these types of housing unit� in Minnesota. They indicated that the average number of chilc�en in all af their units is 2.3 chilc�-en per unit. P,4RKING - Our plan provides fiar two parking spaces per unit, one garage, and ane surface space. Residents were concerned about the number of spaces provided. Again, we reviewed this with Minnesota Hausing. TF�ey indicated that with similaz develapments they found that 2.5 spaces per unit was adequate. Based on this inf�mation we have revised, and re-submitted our sote plan showing three spaces per Ounit, one garage, and twa surface spaces. We are canfident that this will be adequate parking fw residents, and guests. �ac�� . � RETAfNING '�d�;LLS - �-�a residerits at th� r�i��t�ng sugg�sted th�t w� v�+ould n�ed to install r�taining walis, aPang the east �dge of the site. due to the sfapes. We have reviewed this with aur architect, an� engineer. and have not conc�uded that retair+ing walis wiil be necessary. However. we will continue to ad�ess this issue as we get into more detailed planning fior this proj�ct. We hope that ihis information wiU be helpful tv the staff. Planning Commission, and City Council as you consider out application for the �.U.D. for this important deveiopment. �Ne iook #orward to working with you to campfete this deveiopment. Sincerely, ��%� 8i11 schatz�e Exe�uti�re Director � � �