HomeMy WebLinkAbout2013/04/01 - ADMIN - Minutes - City Council - Study Session Sto Louis Park OFFICIAL MINUTES
MINNESOTA CITY COUNCIL SPECIAL STUDY SESSION
ST. LOUIS PARK,MINNESOTA
APRIL 1,2013
The meeting convened at 7:04 p.m.
Councilmembers present: Mayor Jeff Jacobs, Steve Hallfin, Anne Mavity, Julia Ross, Susan
Sanger, Sue Santa, and Jake Spano.
Councilmembers absent: None.
Staff present: Deputy City Manager/Director of Human Resources (Ms. Deno), City Assessor
(Mr. Bultema), Commercial Appraiser (Ms. Nathanson), Director of Community Development
(Mr. Locke), Economic Development Coordinator (Mr. Hunt), Communications Coordinator
(Mr. Zwilling), and Recording Secretary(Ms. Hughes).
1. 2013 Assessment Report
Ms. Deno presented the staff report.
Mr. Bultema presented a summary of the 2013 assessment roll and advised that even though the
housing market is coming back, most jurisdictions will reflect slightly lower values because the
market decline continued during the assessment period; however, at this point the City's values
are up by approximately 6% and this increase will be reflected in the pay 2014 values. He
presented the assessed market value change for single family residential properties as well as
condominiums, townhomes, apartments, and commercial-industrial properties and stated the
City's total valuation of $5,093,791,100 reflects a 0.5% net increase in total value versus the
2012 assessment. He pointed out there is a significant discount between the traditional market
and the foreclosure submarket and the entire community is assessed from a traditional market
standpoint. He presented a breakdown of residential valuation adjustments by neighborhood and
stated the upper value housing stock has retained its value slightly better than median value
housing stock. He also presented valuation information regarding condominiums and stated
adjustments ranged from +5.3 to -25.8% with spot concentrations of distressed sales, noting the
City has more distressed sales than traditional sales in this area. He presented valuation
information regarding the apartment sector and indicated the 2013 assessment reflects an overall
increase of 13.9%. He added that the Class A market was up 51.8% in 2013 compared to 12.6%
in 2012. He discussed the appeals process and stated the Local Board of Appeal and
Equalization will convene on April 8th and new procedures require that no valuation changes
may be made less than ten days before the Local Board of Appeal and Equalization convenes.
Mayor Jacobs recessed the Special Study Session at 7:28 p.m. in order to convene the City
Council meeting.
Mayor Jacobs reconvened the Special Study Session at 8:34 p.m.
2. Former McGarvey Coffee Property Redevelopment Proposal
Mr. Locke presented the staff report and redevelopment proposal from Main Street Companies to
construct a four-story apartment building consisting of 103 market rate units with underground
parking on the former McGarvey Coffee site, noting that the Elmwood study talked about this
parcel being redeveloped as residential and the parcel is designated as Business Park in the
Comprehensive Plan. He indicated the parcel owned by the EDA near Wooddale and Highway 7
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proposes mixed use and the property is adjacent to the Wooddale Avenue SWLRT station. He
then introduced Mr. Don Kasbohm of Main Street Companies.
Mr. Kasbohm stated that one of Council's concerns might be the amount of apartment units
currently being built in the City adding he tends to agree and felt this market is being overbuilt.
He indicated his goal is to construct a project that is priced below everyone else and that
represents a good product for the best value. He stated this site is a great location for housing
and felt he could provide a sustainable project that is attractive to older active adults and that
includes larger apartment units.
Councilmember Ross requested further information regarding price points noting that apartment
units built around light rail tend to be higher end units.
Mr. Kasbohm stated the proposed apartment building does not have an affordable component
and most rents in the metro range between $1.80 and $2.20 per square foot and his proposal is
$1.65 per square foot. He stated they will have more one bedroom + den units, two bedroom
units, and two bedroom +den units than most other units being built in the metro.
Councilmember Mavity indicated the SWLRT Community Works Committee looked at land use
around the light rail stations with an emphasis on business, adding the consultants felt this
approach was too heavy handed and needed to be more nimble. She noted that a Business Park
zoning classification would provide a greater tax base for the City. She expressed significant
concern regarding traffic in this area and stated Wooddale is one of the worst traffic areas in the
City and felt it was only going to get worse with light rail. She felt that traffic was a key
question for Council to address and felt it should be addressed before this project is approved.
Ms. Deno indicated that Public Works and Engineering staff are working on this issue.
Councilmember Sanger agreed with the concerns regarding traffic and felt that nothing should be
approved for this site until the traffic issues are resolved. She expressed general support for the
proposal and was pleased to see larger apartment units in the project.
Councilmember Ross agreed with the concerns regarding traffic adding that the issue of freight
rail will need to be sorted out as well.
Mayor Jacobs shared some of the concerns expressed regarding traffic and noted this is a light
rail transit line and at some point the area will be further developed. He stated he was in favor of
the proposal presented and agreed the City should wait to proceed further until it is known what
will be happening with freight rail.
Councilmember Sanger requested further information regarding availability of parking for
people driving to the Wooddale light rail station and whether a park and ride lot would be needed
at this location.
Councilmember Mavity indicated that an open house is scheduled for April 18th regarding station
area planning and noted that a parking structure is envisioned for the Wooddale light rail station.
Mr. Locke stated that projections are being compiled on how much parking will be needed
around the station areas and plans have not been finalized yet. He indicated the proposed next
steps include obtaining neighborhood input on the redevelopment proposal with the
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understanding that further clarity is needed regarding freight rail and light rail as well as
resolution of the traffic issues raised by Council.
It was the consensus of the City Council to support further refinement of the redevelopment
proposal for the former McGarvey Coffee property and adjacent EDA property subject to further
discussion and resolution of Council's concerns regarding traffic.
The meeting adjourned at 9:03 p.m.
Written Reports provided and documented for recording purposes only:
3. Parks & Recreation Advisory Commission Annual Report and Goals
4. Police Advisory Commission (PAC) 2012 Annual Report and 2013 Work Plan
5. Human Rights Commission (HRC) 2012 Annual Report and 2013 Work Plan
6. Community Center Process Update
7. Southwest Light Rail Transit (SWLRT) Housing Inventory Study
8. Southwest Light Rail (SWLRT) Open House ,
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Nancy Stroth, City Clerk Jeff Jacobs, ayor