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HomeMy WebLinkAbout1993-10-04 HRA Regular Meeting . MINUTES OF THE EDINA HOUSING AND REDEVELOPMENT AUTHORITY OCTOBER 4, 1993 ROLLCALL Answering rollcall were Commissioners Kelly, Paulus, Rice, Smith and Richards. CONSENT AGENDA ITEMS APPROVED Notion was made by Commissioner Smith and was seconded by Commissioner Kelly to approve the BRA Consent Agenda items as presented. Rollcall: Ayes: Kelly, Paulus, Rice, Smith, Richards Motion carried. *MINUTES OF HRA MEETING OF SEPTEMBER 20. 1993 APPROVED Notion was made by Commissioner Smith and was seconded by Commissioner Kelly to approve the HRA Minutes of September 20, 1993. Motion carried on rollcall vote - five ayes. *CLAIMS PAID Notion was made by Commissioner Smith and was seconded by Commissioner Kelly to approve payment of HRA claims as shown in detail on the Check Register dated September 30, 1993, and consisting of one page totalling $14,998.30. Motion carried on rollcall vote - five ayes. PUBLIC HEARINGS CONDUCTED CONCURRENTLY: AMENDMENT OF REDEVELOPMENT AGREEMENT • AND CONTRACT FOR DEED AND CONSENT TO DEVELOPMENT RIGHTS FOR OUTIOT A SOUTH EDINADEVELOPMENT ADDITION APPROVED BY HRA• AMENDMENT OF CENTENNIAL LAKES MASTER PLAN FINAL SITE PLAN AND PRELIMINARY PLAT FOR OUTLOT A. SOUTH EDINA DEVELOPMENT ADDITION APPROVED BY COUNCIL Affidavits of Notice were presented, approved and ordered placed on file. The HRA Commissioners and Council Members considered concurrently the following recommended actions relating to the Centennial Lakes development, and specifically, to Outlot A, South Edina Development Addition, with action taken by each body as recorded below: 1. Amendment of Redevelopment Agreement, Amendment of Contract for Deed and Consent to Assignment of Development Rights. (HRA) 2. Amendment to Centennial Lakes Master Plan and Approval of Final Site Plan. (Council) 3. Approval of Preliminary Plat. (Council) Presentation by Planner and HRA Director Planner Larsen advised that the subject property is located in the northeasterly corner of the Centennial Lakes development and is approximately 9.5 acres in size. Adjacent land uses to the east include South Haven apartments and Edina Place Condominiums. To the north and west is City owned park property. Across the pond area are the Centennial Lakes theaters and the medical office building. The Centennial Lakes master plan illustrated development of this site with 406 dwelling units and anticipated a development similar to the housing phase. The new development proposal by Laukka Jarvis, Inc. illustrates a 98 unit • townhouse development with a density of approximately 10 units per acre. The H.R.A. Minutes - 10/04/93 Page Two • units will utilize an apartment style under-building garage. The development will offer three different unit sizes: 20 feet wide, 26 foot wide and 30 foot wide, ranging from 1760 square feet to 2640 square feet in area. All features of the development, including setbacks from property lines and parking, would comply with ordinance requirements. While the plans only illustrate landscaping on site, an agreement has been reached between the developers and staff for off-site landscaping along the north and west property lines within the area of what is now City-owned park. The proposed development would suggest a land exchange with the City along the common property lines whereby the City would receive 3,665 square feet in exchange for three parcels totalling 3,665 square feet. This adjustment of property lines would be similar to what occurred in Phase I of Centennial Lakes. Also included would be acquisition and transfer of a parcel measuring 125.00 x 289.54 feet of excess property from South Haven senior residence which adjoins the east boundary of Outlot A. The proposed transfer would allow a more efficient development for Outlot A. The Board of South Haven has agreed to the land transfer. The South Haven residence would continue to conform to zoning requirements after the transfer. The Planning Commission considered the proposal on September 1, 1993, and recommended approval, subject to: 1) final plat approval, and 2) executed development agreement covering the public/private issues associated with the proposed project. The Commission felt the proposed development was compatible with and also complimentary to the uses within Centennial Lakes and Edinborough and elsewhere in southeast Edina. HRA Director Hughes explained that the Redevelopment Agreement and the Contract for Deed for the Centennial Lakes development closed in October, 1988. The Agreement was executed by the HRA and South Edina Development Corporation (SED) . A Contract for Deed was executed by the HRA and the estate of Fred W. Hedberg (Hedberg) . The Agreement dealt primarily with Phase I of the Centennial Lakes project which included a multi-screen movie theater, a medical building, a retail plaza, an assisted condominium development, and a 250,000 square foot multi-tenant office building. All Phase I private improvements have been completed except for the office building. All Phase I public improvements (acquisition and initial development of Central Park and North Park and abutting roadways) have been completed. He explained that the proposed amendments would transfer all development rights and obligations for Outlot A from South Edina Development Corporation (the HRA's development) to Laukka Jarvis, Inc. Among other obligations, Laukka Jarvis would be responsible for payment of the park dedication fees for the parcel of approximately $123,000.00. With respect to the South Haven property transfer, the HRA would acquire the approximately 36,000 square feet of excess land from South Haven. The acquisition would then be transferred via Hedberg to Laukka Jarvis who will pay all associated costs. The final street improvement for Centennial Lakes would be construction of • Parklawn Avenue and bridge. The estimated cost of this project is $1,921,500.00. The proposed amendments would provide a method for financing H.R.A. Minutes - 10/04/93 Page Three the project cost as follows: • (i) The City would designate Parklawn Avenue as a municipal state aid street and utilize gas tax funds to finance the improvement. (ii) The City would assess the entire cost of the project on a square foot basis against Outlot A and all vacant land south of West 76th Street which is subject to the Contract for Deed. (iii) The assessment would be spread over 10 years but would be prepaid as townhouse units are sold. (iv) The HRA would assume that part of the assessment against the area south of West 76th Street that would be attributable to the contemplated future acquisition of South Park. This would be paid as tax increments from the development become available. (v) The assessment levied against the remainder of the property south of West 76th Street (except the South Park area) would be deferred until the earlier of 10 years, or the commencement of development on a parcel by parcel basis. After 10 years, installments of special assessments would be due on any remaining undeveloped land and would be payable over the next 10 years by Hedberg or the developer. (vi) All installments of special assessments would be credited to the City's state aid account. • HRA Director Hughes said that payments for Outlot A made by Laukka Jarvis would be credited against the outstanding balance of the Contract for Deed. In consideration, Hedberg has agreed to extend the term of the Contract from 1998 to 2000. South Edina Development Corporation has summarily requested an extension of its development rights for the land south of West 76th Street until 2000, citing that market conditions may delay office development. Presentation by Developer Peter Jarvis, Laukka Jarvis, Inc. , said the concept for the 98 unit townhouse development was to create a European style row townhouse development that would be a very different product, both architecturally and in site planning form, from the statement that has been made at Centennial Lakes and that was originally made at Edinborough. He noted that Dennis Sutliff, BRW, who is the architect for the project was also the project architect for both Edinborough Park and the Centrum Building at Centennial Lakes. Mr. Jarvis said that, upon completion of the Centennial Lakes condominium building #5, there was a tremendous interest shown in living in the Centennial Lakes community by people who said they would prefer a townhouse type of unit. About two-thirds of the 700 names were Edina empty-nesters who are ready to move into a maintenance free life style environment. Mr. Jarvis pointed out that the site plan illustrates a crescent cul-de-sac street from Parklawn Avenue running northerly along the easterly portion of the site to provide access to the townhouse units on the crescent. A series • of interior east/west cul-de-sacs leading from the crescent street would provide access to the row townhouse units on the rest of the site. All 26 H.R.A. Minutes - 10/04/93 Page Four • foot and 30 foot units would have two-space under ground parking. The 20 foot units would have one under ground parking space. In addition, an electric dumb waiter would service all units from the garage level to the first floor. Units would be customized to individual tastes. Surface parallel parking for guests would be provided on each street. A frontal elevation graphic of the four-unit model complex illustrated the non-contemporary architectural style stucco and brick units. Mr. Jarvis pointed out that the architectural features would vary to include bay windows, bow windows and projected box windows. Secondly, there will be a one foot step in elevation for each unit working from the west to the east to provide variety in terms of the roofscape. Each townhouse unit would have an individually maintained and tailored landscaped private backyard, equal to the width of the unit and 20 feet deep, that would be fenced. All building front maintenance would be provided as a responsibility of the homeowners' association. All street and parking construction would be of a paver variety as was used for the Park Centrum area. If the project is approved, Mr. Jarvis said they expect to finalize the financing within the next few weeks and would hope to be under construction with the model complex within 45-60 days. They anticipate opening the fully furnished model units by the first of March, 1994, when the project will be launched with a grand opening. Mr. Jarvis advised that they have petitioned the City for some on-site public improvements (sanitary sewer and watermain) • and will also be petitioning for the off-site public improvements, i.e. completion of Parklawn Avenue and bridge and related minor storm sewer work. In conclusion, Mr. Jarvis said that, with HUD's participation on the transfer back to the City of the South Haven excess property, they will be back before Council on November 1, 1993, for final plat approval for Phase I (the four- unit model complex) and an outlot for the balance of the site. The project will proceed on a building by building basis subject to 50% pre-sale, with total completion anticipated in three years. Public Comment Mayor Richards then called for public comment on the proposed townhouse development and the proposed amendments. No public comment or objection was heard. The following correspondence was noted: 1) letter opposing the development from Charles F. May, 7200 York Avenue, and 2) letter regarding Centennial Lakes unit #6212 from Irene Senum, 7420 Edinborough Way. HRA/Council Action Commissioner Smith introduced the following resolution and moved adoption: RESOLUTION APPROVING AMENDED AND RESTATED CONTRACT FOR DEED AND CERTAIN OTHER AGREEMENTS RELATING TO THE DEVELOPMENT OF OUTLOT A OF THE SOUTH EDINA DEVELOPMENT ADDITION BE IT RESOLVED by the Board of Commissioners of the Edina Housing and Redevelopment Authority (the "HRA"), as follows: 1. Recitals. It has been proposed that the HRA enter into an Amendment and • Restatement of the Contract for Deed (the "Amended Contract for Deed") between the Hedbergs, as vendor, and the HRA, as vendee, which provides for certain H.R.A. Minutes - 10/04/93 Page Five amendments to the existing Contract for Deed between the Hedbergs and the HRA, and that the HRA enter into certain other agreements in connection with the townhouse development proposed on Outlot A, South Edina Development Addition, by Laukka Jarvis, Inc. The amendments to the existing Contract for Deed proposed to be made by the Amended Contract for Deed extend the term of the Contract for Deed for two (2) years, and relate to the proposed development of Outlot A. 2. Approvals. The execution and delivery by the Chairman and Secretary of the HRA of the Amended Contract for Deed and the other agreements with respect to the proposed townhouse development on Outlot A on behalf of the HRA shall be in the form approved by the Chairman and Secretary of the HRA and the attorney for the HRA, which approval shall be conclusively presumed by the execution and delivery of such agreements by the HRA. The Chairman and Secretary are also authorized to execute such other instruments on behalf of the HRA as may be required to give effect to the transaction herein contemplated. ATTEST* "' c Chairman Secretary Motion for adoption of the resolution was seconded by Commissioner Kelly. Rollcall: Ayes: Kelly, Paulus, Rice, Smith, Richards Resolution adopted. Member Kelly introduced the following resolutions and moved adoption: RESOLUTION APPROVING AMENDMENT TO OVERALL DEVELOPMENT PLAN FOR CENTENNIAL LAKES AND APPROVING FINAL SITE PLAN FOR OUTLAT A, SOUTH EDINA DEVELOPMENT ADDITION BE IT RESOLVED by the City Council of the City of Edina, Minnesota, that the Overall Development Plan for Centennial Lakes (Outlot A, South Edina Development Addition) is hereby amended to allow construction of a 98 unit townhouse development as proposed and presented by Laukka Jarvis, Inc. at the regular meeting of the City Council of October 4, 1993; BE IT FURTHER RESOLVED that the Final Site Plan for the aforementioned townhouse development is hereby approved. RESOLUTION APPROVING PRELIMINARY PLAT FOR CENTENNIAL LAKES ADDITION BE IT RESOLVED by the City Council of the City of Edina, Minnesota, that that certain plat entitled "CENTENNIAL LAKES ADDITION", platted by Laukka Jarvis, Inc. , a Minnesota corporation, and presented at the regular meeting of the City Council of October 4, 1993, be and is hereby granted preliminary plat approval. Motion for adoption of the resolutions was seconded by Member Smith. Rollcall: Ayes: Kelly, Paulus, Rice, Smith, Richards Resolutions adopted. H.R.A. Minutes - 10/04/93 Page Six There being no further business on the HRA Agenda, Chairman Richards declared the meeting adjourned. ell Executive i ctor I i