HomeMy WebLinkAbout2019-01-17 HRA Work Session Meeting PacketAgenda
Housing and Redevelopment Authority Work Session Meeting
City of Edina, Minnesota
Community Room
Thursday, January 17, 2019
7:30 AM
I.Call to Order
II.Roll Call
III.5146 Eden Avenue: Discussion of Redevelopment Strategy
IV.Adjournment
The Edina Housing and Redevelopment Authority wants all participants to be
comfortable being part of the public process. If you need assistance in the way of
hearing ampli)cation, an interpreter, large-print documents or something else,
please call 952-927-8861 72 hours in advance of the meeting.
Date: January 17, 2019 Agenda Item #: III.
To:Chair & Commissioners of the Edina HRA Item Type:
Report / Recommendation
From:Bill Neuendorf, Economic Development Manager
Item Activity:
Subject:5146 Eden Avenue: Discussion of Redevelopment
Strategy
Discussion
Edina Housing and Redevelopment
Authority
Established 1974
CITY OF EDINA
HOUSING & REDEVELOPMENT
AUTHORITY
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
ACTION REQUESTED:
No action requested; for discussion only.
INTRODUCTION:
This discussion item pertains to the HRA-owned parcel of land at 5146 Eden Avenue. T his 3.3-acre parcel was
formerly the home of the City's public works facility and is vacant.
The re-use of this property has been discussed for ten years. Recent efforts to prepare a site plan with a
combination of large-scale public and private elements at favorable financial terms have not been successful.
Staff will share a brief presentation and seek direction regarding how to proceed with a redevelopment strategy in
2019.
ATTACHMENTS:
Description
Summary of previous studies
Staff Presentation 5146 Eden Ave.
5146 Eden Avenue
Redevelopment Concepts Previously Investigated
2012-2018
1
2
Prepared by 2010 Community Advisory
Team; approved by City Council in 2012
2016 - City engages
HRA &Pros to study
community center
Concludes
Frauenshuh planning
contract
2018 - City re-engages
Frauenshuh to study
high-rise and mid-rise
options with arts/senior center but
does not execute final
agreement
3
2012 Framework Concept
•25k Sq.Ft. public building
•District parking garage
•Access to train tracks
•Multi-family residential
4
5
Concept #1 Central Civic with North Residential and South Office
Former Public Works Site
Discovering the Potential
May 19, 2015 Public Workshop
6
Concept #2 Central Civic with North Residential and South Residential
Former Public Works Site
Discovering the Potential
May 19, 2015 Public Workshop
7
Concept #3 North Civic with South Residential
Former Public Works Site
Discovering the Potential
May 19, 2015 Public Workshop
Preliminary Program
•60,000 + SF community center
•8,000 SF restaurant/café
•New east-west shared street
•outdoor civic plaza
•170-unit apartment building
•57% public land & 43% private
•Streetscaping of Eden & Arcadia
Widi f Adi
Former Public Works Site
Preliminary Concept
September 1, 2015
Concept illustration only.
Not for construction.
8
9
Former Public Works Site
Preliminary Concept – civic facility
September 1, 2015
Rendering of a potential community center as the
cornerstone of a public/private redevelopment
Concept illustration only.
Not for construction.
10
Former Public Works Site
Preliminary Concept – residential building
September 1, 2015
Rendering of a potential apartment building facing Eden Ave.
Concept illustration only.
Not for construction.
11
Former Public Works Site
Preliminary Concept – cross section
September 1, 2015
The hilly terrain presents challenges and opportunities. The existing
excavation can be used to mask the public parking below the new
community building.
Concept illustration only.
Not for construction.
12
Former Public Works Site
Preliminary Program for New Civic Facility
April 16, 2015
Performing Arts / Community Center Concept
•HGA Architects
•May 2016
•70,000 Sq. Ft.
•$43 million capital cost
13
Concept illustration only.
Not for construction.
High Rise Concept Study
•Studied Jan-March 2018
•Residential High-Rise
•Art/Senior civic facility
•Artist/affordable lofts
•District parking
•Green rooftop park plaza
14
Concept illustration only.
Not for construction.
High Rise Concept Study
•Studied Jan-March 2018
•Residential High-Rise
•Art/Senior civic facility
•Artist/affordable lofts
•District parking
•Green rooftop park plaza
15
Concept illustration only.
Not for construction.
•140-150 Apartments
•20k to 50k Sq Ft Arts & Senior Facility
•Shared Parking
•May to September 2018
16
Concept illustration only.
Not for construction. Mid-Rise Concept Study
17
1.8 acres retained
for public use
1.5 acres sold
for private use
Conceptual Community Arts and Active Adult Center
July 2018
Concept illustration only.
Not for construction.
18
Conceptual Community Arts and Active Adult Center
July 2018
Concept illustration only.
Not for construction.
To date, none of these concepts have moved past the exploratory phase.
Unresolved hurdles include:
•Undesirable real estate terms
•High cost of public building
•Increase in debt burden to City taxpayers
•Unclear on size, programs and need for new public facility
•High cost of structured parking for non-revenue generating public facility
19
The CITY of EDINA
Redevelopment and Re-use of
5146 Eden Avenue
Discussion of Next Steps
Housing and Redevelopment Authority
January 17, 2019
For Discussion Only
The CITY of EDINA
1)History of recent efforts
2)Lessons learned
3)Options to consider
4)Preliminary recommendation
5)Discussion
6)Next Steps
HRA Discussion 1/17/2019 www.EdinaMN.gov 2
Outline for Today’s Discussion
The CITY of EDINA
HRA Discussion 1/17/2019 www.EdinaMN.gov 3
History of Recent Efforts
The CITY of EDINA
HRA Discussion 1/17/2019 www.EdinaMN.gov 4
History of Recent Efforts Seven Guiding Principles
The CITY of EDINA
1)The site could accommodate one or two buildings
2)Only so much building will fit on a 3.3 acre site
3)The current use of the railroad tracks is likely to remain unchanged
4)The elevation change complicates site planning
5)A shared street along the northern edge would not be able to
connect across the tracks for many years
6)There is no interest from Metro Transit in a park-and-ride
7)Structured parking is necessary to maximize use of the site
8)Structured parking is expensive, especially if no revenue is generated
HRA Discussion 1/17/2019 www.EdinaMN.gov 5
Lessons Learned
-Site Planning
The CITY of EDINA
1)There are many ‘wants’ for a new public facility but fewer ‘needs’
2)Past efforts have been based on a site looking for a “public facility”
instead of a well-supported public facility searching for the best site
3)A new large-scale public facility will increase the tax burden to
Edina tax payers
4)$30-50 million in new public debt may impact the City’s / HRA’s
credit rating
5)District parking may not be essential in this area
HRA Discussion 1/17/2019 www.EdinaMN.gov 6
Lessons Learned
-Public Facilities
The CITY of EDINA
1)There is solid market interest in the property
2)The current economy creates good conditions for a sale
3)The property is valuable
4)Incremental property taxes could be used to fund public
improvements throughout Grandview
HRA Discussion 1/17/2019 www.EdinaMN.gov 7
Lessons Learned
-Real Estate Interest
The CITY of EDINA
All options
remain
available for
consideration
•Hold land for future redevelopment
•Sell or Lease property and use
proceeds for other purposes
•Build a new public facility on the site
•Split the property
•- hold part and sell part
HRA Discussion 1/17/2019 www.EdinaMN.gov 8
Options to Consider
The CITY of EDINA
If Selling or Leasing …
•What are the preferred uses?
Residential? Commercial? Medical?
•How will the site be laid out?
•Will any portion be available to the
public?
If Holding or Building a new
public facility …
•What are the uses of the public facility?
•How will it be funded?
•Who will operate the facility?
HRA Discussion 1/17/2019 www.EdinaMN.gov 9
Options to Consider
The CITY of EDINA
•This may not be the best location for a new large-scale community facility
•Any new public facility on the site should fulfill a clear community need
and have a clearly defined budget
•Staff has concerns with issuance of $30 to $50 million in new public debt
in 2019-2020 for a community facility at this site
•Consider selling all or a portion of the site in 2019
•Consider using a portion of the site to deliver new affordably-priced
housing; perhaps arranged as townhouses, condominiums or co-ops,
which are not currently being provided by the private sector
HRA Discussion 1/17/2019 www.EdinaMN.gov 10
Preliminary Recommendation
– Re-use of the Site
The CITY of EDINA
Any Request for Proposal must clearly
define the expectations of the HRA:
•How much land to be sold?
•What are preferred uses?
•How much public or open space must be
provided?
•What is the minimum sale price?
•How will incremental taxes be used?
1)Issue Request for
Proposals in Spring 2019
2)Evaluate Proposals and
negotiate terms in
summer 2019
3)Take action in Fall 2019
HRA Discussion 1/17/2019 www.EdinaMN.gov 11
Preliminary Recommendation
– Process to Evaluate and Act
The CITY of EDINA
HRA Members -
What are your visions,
goals and suggestions
for the site?
How would you suggest
proceeding in 2019?
HRA Discussion 1/17/2019 www.EdinaMN.gov 12
Discussion
The CITY of EDINA
Staff will prepare a
recommendation based
on these suggestions.
The recommendation
will be presented for
consideration at a future
HRA meeting.
HRA Discussion 1/17/2019 www.EdinaMN.gov 13
Next Steps