HomeMy WebLinkAboutHousing & Redevelopment Authority Minutes 08-19-2004MINUTES
PLYMOUTH HOUSING AND REDEVELOPMENT AUTHORITY
August 19, 2004
PRESENT: Commissioners Tim Bildsoe, Steve Ludovissie, Jenny Hibbard, and Jim Kovach
ABSENT: Chair Susan Henderson
STAFF PRESENT: Executive Director Anne Hurlburt, HRA Specialist Tracy Jones, Housing
Program Manager Jim Barnes, Office Support Specialist Ranelle Gifford
OTHERS PRESENT: None
1. CALL TO ORDER
Commissioner Bildsoe called the Plymouth Housing and Redevelopment Authority meeting to
order August 19, 2004 at 7:00 p.m.
2. CONSENT AGENDA
A. Approval of the July 15, 2004 HRA Meeting Minutes.
B. Plymouth Towne Square - Accept monthly housing reports.
C. CDBG Consolidated Annual Performance and Evaluation Report (CAPER)
MOTION by Commissioner Ludovissie, seconded by Commissioner Hibbard, approving the
Consent Agenda items. Vote. 4 Ayes. MOTION approved unanimously.
3. NEW BUSINESS
A. Update on 2005 HRA Budgets
Housing Manager Barnes gave an overview of the August 5, 2004 staff report. He said there
were no major changes from the previous budget reviewed in July. He said the Finance
department decided not to move forward with the cost allocation plan at this time.
Commissioner Ludovissie asked if the HRA levy figures for 2005 were consistent with the
figures in the July
7th
summary. Housing Manager Barnes said the figures had changed slightly
since then. Executive Director Hurlburt said the City's 2005 budget memo from the City
Manager was provided in the packet for their review.
Commissioner Hibbard asked if the open space bond amounts fluctuate. Commissioner Bildsoe
said the amounts may change from year to year. He said the City has received confirmation of
triple A rating.
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August 19, 2004
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MOTION by Commissioner Ludovissie, seconded by Commissioner Hibbard, approving the
HRA 2005 Budget. Vote. 4 Ayes. MOTION approved.
B. Potential Senior Project date
Executive Director Hurlburt gave an update on the potential senior housing project at the Dana
Spicer site. She said there is a large demand for senior housing in the community. She said
other sites have been looked at but are not suitable. She said CSM has recently submitted their
development plans and would be open to selling a portion to the HRA for a senior housing
project. The Council has approved the land use guide plan changes that were necessary for
redevelopment. The HRA can develop a senior project without a major burden on the annual tax
levy. She said if the HRA is interested in pursuing this, the first step would be to conduct a
formal market study. The developer is putting the plans together for the PUD and rezoning and
plan to start construction next spring. The developer has another option with a daycare center so
a decision needs to be made. She showed a plan that was recently submitted by CSM showing
the proposed layout of the development. She said the site would be developed as a PUD. The
HRA would end up buying about 2.5-3 acres. She said one of the concerns is the transition
between housing and commercial. There were early discussions of townhomes but the site is a
bad location for that type of housing. She said an apartment style building offers the advantage
of the height of the building, which would benefit a senior housing project.
Commissioner Bildsoe asked if one of the concerns with a daycare center was the water retention
pond. Executive Director Hurlburt answered affirmatively and said that had been an issue with
other daycare centers. She said they discourage fencing of retaining ponds as it collects trash
and debris. Commissioner Ludovissie asked if there were any negative issues with developing a
senior building at this site. Housing Manager Barnes said it is a very suitable site. Executive
Director Hurlburt said staff is looking at Tax Increment District for this project primarily to pay
for some improvements on Highway 55 and Vicksburg such as traffic signals. As part of that,
some money could be available for housing which would help defray the cost. Commissioner
Bildsoe asked how much CSM was selling the land for. Housing Manager Barnes said
750,000. Commissioner Hibbard asked how much land Plymouth Towne Square is situated on.
Housing Manager Barnes said it sits on about 3 acres. Executive Director Hurlburt said the new
senior housing project would have about 50-60 units.
Housing Manager Barnes said he is asking for a preliminary senior housing demand study which
will provide us with information on the current housing needs in Plymouth and the surrounding
area, both the market rate and affordable rate. He said every year Maxfield Research does a
housing trend study. He said the most recent study indicates that the senior community,
especially on the affordable side is expected to increase fairly dramatically. Executive Director
Hurlburt said if we could find three sites, there would be enough demand in this community for
affordable senior apartments. Commissioner Ludovissie asked what the hours of Lowe's would
be. Executive Director Hurlburt said the hours would be 7:OOa.m. to 11:00p.m. Housing
Manager Barnes said design considerations are taken into account that would address any noise
issues. Housing Manager Barnes said a lot of people view this site as being too close to
commercial, but the researchers have found that seniors enjoy the high intense activity.
Commissioner Ludovissie asked about a pedestrian crosswalk over Highway 55. Executive
Director Hurlburt said there is potential for an underpass east of Vicksburg Lane and there could
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August 19, 2004
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be some enhancements to the trails. Housing Manager Barnes stated that most of the residents at
Plymouth Towne Square have a vehicle. Commissioner Bildsoe asked if there would be
underground parking. Housing Manager Barnes said there would be a heated underground
garage. Executive Director Hurlburt said CSM wants the development approvals done this year.
She said the Council has authority over the HRA's issuance of debt and we would need to issue
essential function GO bonds. She said after the first couple of years it wouldn't need an ongoing
tax supplement. Housing Manager Barnes said it would meet the City's and the HRA's rental
housing goals of providing at least 35% of the units at affordable rent levels. The rents of the
remaining units would be based on the HRA's fair market rents, which are below the standard
private sector fair market rents for comparable units. The estimated deficit that would be
required for the first five years of operation totals $85,000, assuming annual operating and
revenue increases of 3% and a vacancy rate of 5%. He said this is based on a $4.5 million bond
issue. He said it's basically costing the same amount to build the 50-60 unit building as it did to
build Plymouth Towne Square ten years ago. Executive Director Hurlburt said the Dakota
County HRA has some good experience building this type of project and has shared some of
their cost projections.
Commissioner Bildsoe asked about the idea of getting involved in another project like this.
Commissioner Hibbard said she thought it was a good idea. Housing Manager Barnes said he
had spoken with Chair Henderson who indicated she was very interested in moving forward with
the market study. Commissioner Bildsoe asked if CSM had a preference between the daycare or
senior housing project. Executive Director Hurlburt said they are selling for the same price and
have no preference either way. Commissioner Kovach said it seems it would be better for the
surrounding businesses to have an apartment versus a daycare center. Commissioner Bildsoe
said there wasn't a strong interest from the City Council. Executive Director Hurlburt said it was
not the focus of the discussion at their earlier meeting and that some thought the daycare was
fine, others had some lukewarm thoughts on housing. Since then, there has been positive
feedback from some Council members. She said the Council would need to be notified if the
HRA votes to move forward with the market studies. Commissioner Bildsoe said a joint meeting
to share some of the ideas might be beneficial. Commissioner Ludovissie said the Council may
need information on how well Plymouth Towne Square operates and how successful it is.
Commissioner Bildsoe said you learn from the first senior building project and can do some
things differently. Executive Director Hurlburt said there was a thought from the beginning with
Plymouth Towne Square that the rents were going to be subsidized to a fairly low level and done
with local money. That committed us to the long term tax support of operating the facility. She
said the new project would have less of a fiscal impact on the community. Commissioner
Bildsoe asked if we would use the same architect as the one for CSM. Executive Director
Hurlburt said the architect for the CSM project doesn't do housing projects. Housing Manager
Barnes said whoever is selected will incorporate colors and design so it flows with the
surrounding development. Commissioner Bildsoe asked what the difference was in the traffic
study with the daycare versus the senior housing project. Executive Director Hurlburt said the
daycare would have a higher impact on traffic.
Commissioner Hibbard asked what the process would be after getting a market study. Executive
Director Hurlburt said we would start working with CSM on laying out the site with a footprint
including the senior housing so we could get a general idea of how it would fit. She said we
would also work on the financing at the same time. She said we have already had one meeting
with Springstead and Dorsey to talk about the TIF district and they know what we were
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August 19, 2004
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proposing to the HRA. She said the HRA certainly has the capability to do this project.
Commissioner Bildsoe asked if there would be adequate manpower considering the City Hall
remodeling project that is underway. Executive Director Hurlburt answered affirmatively.
MOTION by Commissioner Bildsoe, seconded by Commissioner Kovach, that the HRA Board
of Commissioners recommend authorizing a market study for the purpose of developing a new
senior apartment building that would be part of the CSM redevelopment. Vote. 4 Ayes.
MOTION approved.
Commissioner Bildsoe asked for an update on the Plymouth Towne Square remodeling.
Housing Manager Barnes said the Plymouth Towne Square remodeling project is in full swing.
He said the dining room chairs are being refinished in groups of 7-10. He said the residents are
starting to see the results and have shown positive reactions to the changes that are being made.
He said staff anticipates it will be done by the 10 -year anniversary celebration on the 13th of
October.
Commissioner Ludovissie asked if there were concerns with mold because of water leaks.
Housing Manager Barnes said the two areas that have water leaks have been addressed. He said
some minor roof repairs have been done. He said no mold has been detected from those issues.
He said there is some trenching being done for drainage issues.
4. ADJOURNMENT
Meeting adjourned at 7:55 p.m.
HRA/Minutes/08/19/04