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HomeMy WebLinkAboutCity Council Packet 07-10-1989 Special7/6/89 City Council Study Meeting July 10, 1989 AGENDA Location: Scanticon Noon - 1 p.m. Lunch - table reserved - Copenhagen Dining Room 1 - 3:30 p.m. Senior Citizen Housing Presentations/Discussion 1 - 1:55 - Robert Boisclair, Boisclair Corp. 2 - 2:55 - Charles and Mary Jane Thompson, North Ridge Care Center Jenean Erickson, Jade Corp. 3 - 3:30 - Council Discussion 3:30 - 3:45 p.m. Break 3:45 - 5:30 p.m. Community Center Schematic Plan and Construction Cost Estimate Presentation/Discussion 3:45 - 4:30 Schematic Plan Review: Steve Patrick, Lloyd Bergquist, Jim Davy, BWBR; Ron Rinker, Barker, Seacat; Jim Lange, Gausman & Moore, Mechanical and Electrical Engineers 4:30 - 5:30 Construction Cost Estimates: Dick Gunderson, Jeff Wolnik, McGough Construction 5:45 - 7:00 p.m. Dinner 7:00 p.m. Depart for City Center 7:30 p.m. Council Meeting Attending: Mayor & Council Jim Willis Frank Boyles Blair Tremere Fred Moore Eric Blank CITY OF PLYMOUTH 3400 PLYMOUTH BLVD., PLYMOUTH, MINNESOTA 55447 TELEPHONE (612) 559-2800 MEMO DATE: July 7, 1989 TO: Mayor & City Council FROM: James G. Willis, City Manager SUBJECT SENIOR CITIZEN HOUSING PRESENTATIONS/DISCUSSION The Council has invited two groups to make presentations with respect to proposed senior citizen housing on our site in downtown Plymouth. These two presentations will provide the Council an opportunity to determine whether or not they wish to proceed with such housing or, in the alternative, dispose of the site. Both proposals require substantial public support. I am attaching for your information a copy of my memo to you which was discussed at the dune 19 Council meeting. This memo summarizes the basic proposals of the two development interests. You may expect, however, that they will each make their own individual presentations and may provide additional information. Also attached is a memorandum from Milt Dale, dealing with the need for senior citizen housing in the community. He has extracted data from a senior housing market study conducted in August 1987. This data has been requested by the Council as a result of the dune 19 meeting. 3W:kee attachment CITY OF PLYMOUTH 3400 PLYMOUTH BLVD., PLYMOUTH, MINNESOTA 55447 TELEPHONE (612) 559-2800 MEMO DATE: June 15, 1989 for City Council Meeting of June 19, 1989 TO: Mayor do City Council FROM: James G. Willis, City Manager SUBJECT TWO REQUESTS FOR TAX INCREMENT FINANCING CITIZEN SITE - THE BOISCLAIR CORPORATION 1. SUPPORT FOR PROPOSED SENIOR AND NORTH RIDGE CARE CENTER ACTION REQUESTED: Provide staff with direction with respect to whether or not the Council desires to proceed with consideration of senior citizen housing on the site currently owned by the City. 2. BACKGROUND: For more than six years the City has sought to attract a qualified developer to develop the senior citizen's site in downtown Plymouth. Because the project was acquired using Community Development Block Grant (CDBG) funds, there exists stringent requirements with respect to ensuring that the project will serve low and moderate income housing needs. The City has not been successful in finding a developer who can put together a financing package to make the project work in accordance with federal guidelines. City staff has been directed to proceed with the sale of the site in order that the proceeds may be returned to Hennepin County and made available for other uses, including those possibly in Plymouth. The staff has had the site appraised, as has the County. We are currently in the process of developing the framework for soliciting proposals for the property. Mr. and Mrs. Charles Thompson, owners of North Ridge Care Centers, and a business associate, Jeannie Erickson, Administrator of the Yorkshire Manor Health Care facility, have proposed a development on the proposed senior site. Their proposal would have two components: a traditional senior -type of housing consisting of 40 units, and an adjacent nursing home with 42 personal care units and an additional 42 nursing beds for a total occupancy of 84. Their total number of units on the site would therefore be 124. Based upon the data they submitted to us, the rental rates for the senior housing would exceed those established by HUD. HUD requirements, as the Council will recall, provide that at least 51 percent of the units must be available to persons of low or moderate income. At the current time this translates into a rate structure for a one -bedroom unit with one occupant of no more than $592.50 per month, and a two-bedroom unit with two occupants of no more than $677.50 per month. CITIZEN SITE - THE BOISCLAIR CORPORATION AND NORTH KJUct gust t-tnItn June 15, 1989 Page 2 The Thompson proposal requests that the site be donated, and in addition that tax increments from the development be used to assist in financing the cost of the project during both the initial construction period as well as during the first four years of operation. Thereafter, tax increments are not projected to be required. Tax increments of about 1,690,000 are projected to be required. Attached Exhibit A highlights some of the more significant fiscal aspects of their proposal. Mr. Robert Boisclair has also approached the City and requested that consideration be given to his proposal to develop the senior citizen's site. In essence, Mr. Boisclair proposes to develop 150 subsidized senior apartment units and 34 subsidized senior citizen cottage homes on the senior citizen's site. He proposes that the site would be donated by the City. In addition, he is proposing to develop a market -rate townhouse project on Fernbrook Lane at about 45th Avenue. His proposal hinges on the ability to use tax increments from both projects to make the senior citizen's site meet the income guidelines required by the government. Both projects, would also be financed through our tax exempt bond issue which would be guaranteed by FHA -HUD. Mr. Boisclair's proposal would provide that all 184 senior units would be available for seniors of low and moderate income, far exceeding the HUD requirements. This is made possible by virtue of the tax exempt financing for the combined housing project as well as the use of tax increment financing. His proposal requires the use of tax increments from the market -rate project along with those from the senior project. Based upon the data he has submitted, I have calculated that the project as submitted would require TIF contributions from the townhomes through 1996 in the estimated amount of $1,060,000. Senior units would be required to contribute tax increments through the year 2000, although the performs suggests that those increments would fund the cash flow needs through 2002. The total projected amount of tax increments required under the Boisclair proposal amount to about $2,7409000. Both Mr. and Mrs. Thompson and Mr. Boisclair have been invited to make presentations to the City Council on Monday evening. Mr. and Mrs. Thompson and their consultant have indicated they will not be able to be present at the meeting, but have asked me to share with you the foregoing outline of their proposal. Mr. Boisclair has indicated he plans to be present. 3. DISCUSSION: Because the City Council has previously authorized us to proceed with disposition of this site, I believe this will be the last opportunity for the City Council to consider senior housing proposals for this site while under City ownership. With respect to the Thompson proposal, it would appear that the Council could sell the parcel to the Thompson's and reimburse them for that acquisition through the extension of additional tax increments. This option would place the entire project outside the requirements of the original CDBG program and still achieve senior citizen housing as well as senior care on the site. It would not serve lower income seniors with this approach. TWO REQUESTS FOR TAX INCREMENT FINANCING SUPPORT FOR PROPOSED SENIOR CITIZEN SITE - THE BOISCLAIR CORPORATION AND NORTH RIDGE CARE CENTER June 15, 1989 Page 3 The Boisclair proposal would provide for 100 percent subsidization of 184 senior units, but would require tax increments from an off-site project as well as the issuance of tax exempt bonds guaranteed through the FHA -HUD. Previously the City Council has used tax increments from lands developed for commercial and industrial purposes, rather than those involving residential developments. Council direction is requested with respect to whether or not we should work with either of the two prospective development interests, or, in the alternative, should continue to proceed with the disposition of the senior site. JGW : j m attachments Senior Housing THOMPSON Rental Rate* 6/15/89 Exhibit A Type Per Month Number of Units 1 bedroom w. den $ 750 28 1 bedroom 650 3 2 bedroom 850 9 Total Units 40 Garage stalls $ 30 52 Nursina Home Type Rates/Day Number Personal care unit $ 65 42 Double occupancy beds 72 42 Total 84 Estimated Project Cost: Estimated Subsidy: Site - TIF - Total 6,137,000 350,000 1,688,000 2,038,000 Estimated subsidy per senior unit/nursing bed: $16,400 NOTE: *These monthly rates exceed the maximum allowed under the HUD regulations; 1 person 9 .50/mo., 2 persons $677.50/mo. Senior Housing - Apartments Type 1 bedroom 2 bedroom Total apartment units Garage Cottaae Homes BOISCLAIR Rental Rate* Per Month 446 (Aver.) 462 30 Rental Rate* Type Per Month 1 bedroom $ 446 (Aver.) 2 bedroom 462 Total cottage home units Townhomes - Market Rate Rental Rental Rate Type Per Month 2 bedroom $ 735 3 bedroom 815 Total Units Garage (one included in rent) $ 50 Estimated Profect Cost: Senior Apartments $ 8,384,000 Senior Cottages 2,166,000 Market Rate Rental Townhomes 122875,000 23,425,000 Estimated Subsid Number of Units 105 45 150 150 Number of Units 17 17 34 Number of Units 150 50 200 200 Site $ 350,000 TIF 2,7409000 TOTAL $3,090,000 Estimated subsidy per senior unit: $16,800 NOTE: *These rental rates would subsidize all the units, not the CDBG/HUD minimum of 51 percent. MEMO CITY OF PLYMOUTH 3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55447 DATE: July 6, 1989, For the City Council Meeting of July 10, 1989 TO: James G. Willis, City Manager FROM: Housing Specialist Milt Dale through Community Development Director Blair Tremere ''/y,, 1i SUBJECT: DEMAND FOR SENIOR CITIZEN HOUSING IN PLYMOUTH ACTION REQUESTED: Attached for review are the findings and recommendations of a market analysis of the need for subsidized senior citizen housing in Plymouth. BACKGROUND: Approximately two years ago, Judy Marshiak of Quality Decisions completed a market analysis of the need for senior citizen housing in Plymouth. PRIMARY ISSUES AND ANALYSIS: A summary report of her findings is attached. I have highlighted some of her findings. I have surveyed several subsidized senior housing projects near Plymouth to determine the waiting period. All projects have a waiting period. The average wait is about 2-3 years. In talking to the management at Calipur Chase in Crystal, the most recently constructed project in our area, I was told that their 79 -unit building was fully rented 3 1/2 months after the first unit was occupied. Only 20 percent of the units at Calipur Chase are of an affordable rent, ie. $450/month for a one bedroom unit. RECOMMENDATIONS AND CONCLUSIONS: Review the attached materials pertaining to subsidized senior citizen housing Attachments: 1. Summary Report on Senior Housing Market Study, August 1987 2. Telephone Survey of Subsidized Senior Housing Projects Near Plymouth, July 5, 1989 Senior Housing Market Study Task ForceII Suite 200120"Commem-0BoWevard P.O. Bo: 373/Monad, MN 55364August, 1987 612)472-7773 SUMMARY RaEPOR'T OF' STAGE XV During the past eight months, the City of Plymouth has been conducting a market analysis of a potential senior housing site, owned by the City, and close to City Center. Reports of the first three stages of that study have already been furnished to the City. This is the final, summary report of the four study stages. The study was commissioned by the City to determine the market for senior housing in Plymouth, the desirability of the site owned by the City and any specific information relative to the market's specific housing needs. Each stage of the study collected different information. The first stage consisted of three independent research efforts: an analysis of demographics for Plymouth and adjacent cities; an analysis of the competition for senior housing in a defined geographic area including Plymouth; and a collection of the opinions of key community leaders regarding the need for senior housing in the area. Findings from the first stage supported the need for senior housing so the second stage study commenced. In the second stage, a survey questionnaire was developed. A research sample was defined by the Task Force and the sample, consisting of 3000 residents who were SS or older residing in Plymouth or adjacent suburbs, was mailed a six page survey. More than 400 surveys were returned in all. More than 340 were received by the analysis cut-off date. This was a statistically significant sample for the area. Survey part=cipants were very similar, demographically, to the profile of Plymouth area residents presented in Stage I demographic findings. Once again, study findings supported a strong need for senior housing and the more detailed study questions supported a strong case for market rate rental housing. Stage III commenced at the end of June and during this stage, two focus groups were composed of seniors residing in the Plymouth area. These groups were invited for an on-site discussion meeting during which more detailed reactions to the site, the housing design, financing the housing and demographic data were gathered. Once again, findings continued to support a strong need for Plymouth senior housing. In this report, we will summarize the recommendations of the Task Force which served to provide direction to study efforts. These recommendations are based on eight months work and more than 12 meetings with the consultant during the project. In addition, Task Force members have visited several senior housing projects in an effort to acquaint themselves with the options available to area seniors. They have also visited the site to better determine its potential. Page 1 Department of Development and Planning Senior Housing Market Study Task Force August., 1987 MEMBERS OF THE TASK FORCE UCIIi y LcA-iCici 10, 1L (- suit* 200/2066 Commerce Bou ev" F.O. Bo: 373/ Mound. MN 55364 612)472-7773 The following persona served on the Task Force during the entire project. SENIOR HOUSING MARKET STUDY TASK FORCE ROSTER 1. Ms. Mable Swanson 2510 Lancaster Lane Plymouth, MN 55441 T: 545-7705 2. Ms. Marion Bauer 11010 County Road 15 Plymouth, MN 55441 T: 545-6690 3. Ms. Marty Guritz 735 Windemere Drive Plymouth, MN 55441 T: 541-1761 4. Ms. Joyce McCaughey 3905 Lancaster Lane, #103 Plymouth, MN 55441 T: 544-2656 S. Me. Kay Bauman 35 Nathan Lane, # 203 Plymouth, MN 55441 T: 545-7134 6. Ms. Melinda Kohrt, Club Coordinator Senior Community Services 1001 Highway 7 Hopkins, MN 55343 T: 933-9311 7.. Ms. Christina Davenport 1814 Yuma Lane Plymouth, MN 55447 T: 473-8653 Mr. Milt Dale, Housing Specialist, Department of Planning and Development from the City of Plymouth served as City staff to the Task Force and Mr. Blair Tremere, an ex -officio member, received all mailings sent to Task Force members. In addition to serving as the advisors to the Senior Housing Market Study Project, Task Force members also shared time with the Housing and Redevelopment Authority and the City Council by periodically attending meetings to review study findings. SUMMARY FINDINGS AND RECOMMENDATIONS A. Need for Housing The Task Force recognizes that all of the stages of the study have shown a strong and urgent need for senior housing options within the City of Plymouth. The need has been illustrated as follows: Stage I: Demographic findings reveal that the senior population of Plymouth has grown and will continue to grow rapidly. There will be twice Page 2 111C 4-1l.Y UX riy•%ju.. QuallLy UeC1510M, tnc. Department of Development and Planning Senior Housing Market Study Task Force sWa200/2066commemeBoukv&M P.O. Box 373/Mound, MN 55364 August, 1 987 (612)472-7773 as many seniors in 1991 as there are estimated to be in 1986 and that number will be close to 3000. Further, the competitive analysis in Stage I revealed that there are no dedicated housing units for seniors inside Plymouth City limits. This includes subsidized rental housing, market rate rental housing or cooperative/condominium senior housing. Seniors who are choosing these housing options are either relocating across City boundaries or are staying in their current homes, waiting for other options to be built. Community key respondent interviews revealed strong support for senior housing among area leaders and seniors. A strong minority even suggested that one housing site may not be adequate for the rapidly growing needs. Stage II: Questions related to desire to move into such housing showed almost double the typical response rate to such an item, as used by the consultant in previous studies. Questions related to the site and interest in moving to that type of housing showed strong support for senior housing in Plymouth. Stage III:Focus group participants strongly supported a senior housing option within Plymouth. The focus group participation itself was exceptional. The consultant has never had so many participants express interest that she has had to turn them away. This interest, on the part of many, was expressed as a desire to show the City how great was the need for senior housing. RECOMMENDATION: The Task Force recommends that the City promptly seek a developer for the site. They should begin to move promptly because: 1) Without development, by September, 1988, the County may require the reimbursement of CBDG funds used to acquire the site. The City has owned it for five years. 2) Housing can take a long time to develop. After a developer is found, it will take time to arrange a financing package and secure builders and architects. If the project were awarded to a developer tomorrow, it could be 2-3 years before the units were ready for occupancy. The need for housing by seniors could almost double within that time. Page 3 Department of Development and Planning Senior Housing Market Study Task Force August, 1987 B. Affordability of Housing to Seniors The study has revealed that Plymouth varies other suburban communities in the ability of to meet their housing needs given their Study findings which revealed this ability we Quany uecoiom, inc. Suits 200/20" Commerce Boulevard P.O. Box 373/Mound, MN 553" 612)172.7773 greatly from many its senior residents financial strength. re as follows: Stage I: Demographic findings in Stage I showed that lymouth area seniors were well above the median income ranges of many other first and second ring suburbs of the Twin Cities. Plymouth ranked first or second for its area, which included demographics on ten adjacent cites, on such things as income growth and median income for all age groups. In addition, interviews with community leaders revealed that one unique feature of Plymouth seniors, in the eyes of these persons was their comfortable financial status. Stage II: Survey findings showed that Plymouth seniors were paying more for current housing than many other city and suburban residents. Very likely, this is due to the fact that much of Plymouth housing was built and purchased more recently than first ring suburban housing, making it more expensive. Other survey findings showed that contrary to all other studies done on housing by this consultant, seniors surveyed actually selected as an affordable rent level, response categories that were not the lowest level possible. These responses were well above the rent levels generally selected by seniors. Cross -tabulations done on the survey data by age and by gender showed that these higher rents were suggested both by females and by older persons implying that incomes were adequate even for older persons and women. Stage III:Attendees at focus groups revealed that their incomes were well above a median level of 525,000. In the experience of the consultant, this is the first time that a focus group recruited from the general population and not screened for income characteristics ever displayed such high income levels. In addition, once again, the sample revealed that usual and customary housing costs were higher than the costs of other seniors. Page 4 c -r -Y Vi . -Y wv Department of Development and Planning Senior Housing Market Study Task Force August, 1987 RECOMMENDATIONS: Suite 200 / 2066 Commerce BouWrud P.O. Boz 3731 Mound, MN 65364 612)472-7773 1. The City should consider as a serious alternative to the current notion of building subsidized rental housing, constructing market rental or owned housing for seniors. Study findings support the need for such housing in addition to the need for subsidized housing. 2. However, concern for group in the the Task the lower Plymouth Force would like to advise the City of its income area but seniors who may not be a dominant certainly still exist. It is the the City has the responsibility to unable to afford higher housing costs. 3. In addition, the Task Force would like to see the City explore the possibility of using various government and private resources to subsidize the housing costs of the truly needy senior and build a program which would assure that any Plymouth senior can live in decent and affordable shelter within the City limits. C. Needs for Community Services Generated by Senior Housing The introduction of senior housing into the community may create some changes for which the City must plan and prepare. The Task Force, through the study process, was informed by community leaders and by the senior constituency of the Plymouth area, of the following needs and concerns. 1. There is a need for shopping facilities in Plymouth that seems to have grown even during the study process, with that need b4-4iced ever more loudly as time passes. Seniors would view the site as much more desirable if some shopping facilities were available within walking distance. The scope of this study was not to explore the need for shopping but as a result of these periodically voiced opinions, the Task Force has become convinced of this need. 2. As the area develops, transportation to and from the area (both within and outside of Plymouth) will become critical. Traffic patterns may need to be planned to take into account the increased number of vehicles moving in and out of the area. Pedestrian access to any shopping in the area is especially important to seniors as they may not move as fast as younger citizens but are more likely to want to walk to nearby facilities. 3. An increased number of residents also increases the need for area medical facilities. An increased Page 5 Department -of Development and Planning Quany Uea6iom, nic. Senior Housing Market Study Task Force 8Wt*20012088Comma" Soulw&M August, , 1987 P.O. Box 373IMound. MN 55384 g (812)472.7773 number of seniors in residential housing options designed for seniors may also increase the need for a Plymouth based nursing homes. Medical needs will grow as the Plymouth population grows and ages simultaneously. Less than a quarter of the survey respondents currently go to a clinic or health care facility for their routine care which is located in Plymouth. 4. Senior recreational options are viewed as inadequate by Plymouth seniors. Focus group participants elaborated that they often leave the City to seek other senior groups for recreational and educational alternatives. The absence of a senior center especially is seen as hindering the development of any coordinated program which targets seniors. RECOMMENDATIONS: 1. The City should review the available information on the need for area shopping facilities in the immediate future in order to explore the depth of this need as well as to determine ways to attract developers to meet any need which exists. 2. The City should continue to study and plan for the changing needs of City Center (downtown Plymouth) especially for transportation, traffic management and pedestrian walkways. 3. The City should explore ways to attract medical facilities into the community including facilities for urgent care, routine medical care offered through a branch such as a satellite and long term residential care. 4. The City should explore the need for expansion of its senior service programs and the possibility of construction of or designation of a building to house staff and programs targeted to Plymouth area seniors. D. Advice Regarding the Housing Construction During the study, Task Force members had the opportunity to hear from more than SOO seniors, either personally as in the in-depth interviews and focus groups or more indirectly, as through the surveys. The advice from these seniors regarding the housing they would like to live in is available in detail in each of the Stage reports written for the first three study stages. In this section, the Task Force highlights selected findings to advise future developers of Plymouth area senior tastes and preferences. Page 6 Department of Development and Planning % Senior Housing Market Study Task Force su11a200/2066CommemeBoukrud P.O. Bo: 373/ Mound, MN 55384 August, 1987 (812) 472.7773 1 1. Seniors are very concerned about personal safety and security. Developers should pay special attention to furnishing: sheltered and supervised parking a fire safe building devices to use in health emergencies accessibility to the handicapped 2. All apartments should be designed and equipped with seniors in mind. This includes bathroom fittinga such as grab bars, windows which are easy to open and close, adequate lighting, security telephones and emergency call systems. Other devices may be appropriate, and consultation to plan for an environment adapted to seniors is recommended. 3. The disabled senior should be planned for and some apartments should be prepared to support someone who is confined to a wheelchair. This may mean offering a lower sink, a larger bathroom, grab bars in all rooms and so on. Once again, consultation should be secured as needed to make these accommodations. 4. Seniors seldom relocate unless they have to. Although the seniors that rs move into the building may be very independent, it is likely that they will age on site. The apartments should be planned so that they "age" with the tenants. Construction and architecture should support modifications which may be needed in the future to make the building safe and comfortable for the older, frailer adult. Such modifications could include changing the position of plumbing fixtures, adding rails and grab bars, changing position of light switches and mirrors, changing the arrangements for opening windows and doors and so on. 5. A low rise building is strongly desired by Plymouth seniors. This was evidenced both in the survey and in the focus groups. There are many reasons for this. The developer should be able to create a low-rise architectural solution for the site owned by the City to help keep the City attractive and to offer a more "homey" option to Plymouth area seniors. This low-rise option could, in and of itself, make a senior housing project extremely competitive with other senior housing options offered in nearby communities. Page 7 t PROJECTED NUMBER OF HOUSEHOLDS LIKELY TO RENT AT A DOWNTOWN PLYMOUTH SENIOR HOUSING FACILITY 4 - 6% of 2,058 Households or -82 to 123 units of housing 2 - 4% of 1,429 Younger Senior Households; OR 29 - 47 units PLUS 7 - 9% of 629 Older (75+) Households OR 44 - 47 units WHICH EOUALS 73 - 114 units. Absorption in the metro area is about 3% of the base households in the area per year, while about 2 - 3% of Senior Households relocate annually. Not all of those households will relocate to this housing option. Discount about half who might move out of the area or move to another type of housing, therefore 20 - 30 persons could move into this housing annually. For the first year that number will probably double because of the absence of competition. This means that all of the units would very likely be rented within the first 24 months after marketing begins. Presently rental property tends to fill more slowly than condo property, until the units are ready for an on-site review. At that time, the rates generally are about the same. AVERAGE ESTIMATED WAITING PERIOD FOR SENIOR HOUSING AT SEVERAL SUBSIDIZED HOUSING PROJECTS NEAR PLYMOUTH, 7/5/89 Boardwalk Wayzata 1-2 years 77 Menorah Plaza St. Louis Park 6 months -1 year 150 North Park Place New Hope 2 1/2-3 years 105 Glen Lake Landing Minnetonka 2-3 years 97 Maple Terrace Maple Plain 5-6 years 37 Calvary Center Golden Valley 4-4 1/2 years 80 Dover Hill Golden Valley 3-5 years 120 DEVELOPING QUALITY INVESTMENTS IN REAL ESTATE July 7, 1989 Mr. Virgil Schneider, Mayor Mr. Lloyd Ricker, Council Member Mr. Robert Zitur. Council Member Ms. Maria Vasiliou, Council Member Mr. Jerry Sisk, Council Member CITY OF PLYMOUTH 3400 Plymouth Boulevard Plymouth, MN 55447 ATTN: Mr. Jim Willis, City Manager COPY IDR MR. JIM WILLIS CITY MANAGER RE: 184 D.U. SUBSIDIZED SENIOR CITIZENS HOUSING (65 and older) located in Downtown Plymouth 200 D.U. MARKET RATE EMPTY NESTER HOUSING (55 and older) located on Fernbrook Lane Dear Mr. Willis: Thank you for the opportunity to present before the City Council our plans to provide 184 subsidized housing units for the elderly citizens of Plymouth (65 and older). Also, 200 market rental townhomes are integrally planned not only to facilitate the elderly housing subsidization, but also to naturally fulfill the strongest housing desires for the empty nesters of Plymouth (age 55 and up). This fact is identified in the City of Plymouth's 1987 study of need for senior housing. Townhome/condo was the strongest interest of choice for those surveyed. 21.9% identified townhouse lifestyle superior even over "senior housing/next door to health facility" albeit at almost the same level of interest (21.2%). ONE MAIN STREET S.E. • SUITE 600 • MINNEAPOLIS, MN 55414 • PHONE: (612) 623-9739 Subsidized Senior Housing Proposal July 7, 1989 Page 2 Following summarizes, for your consideration, key strengths of our proposal: 1. Our proposal suggests a unique way to reduce rents to an affordable level that meets the needs of low and moderate income elderly which make up 47.5% (1,750 people) of Plymouth's seniors (65 and older) population of 3,685 projected in 1990. Without tax increment subsidy the low and moderate income elderly housing market cannot be served. There is currently no available traditional federal and state governmental subsidization methods to meet the need and none is expected in the foreseeable future. Meanwhile. Plymouth low income elderly citizens are compelled to resign themselves with one of the following conditions: a) Stay where they are in a maintenance burdened, costly single family home, spending a disproportionate amount of their limited income to merely survive. b) Move out of Plymouth away from family to live in another community's subsidized housing, if any is available. Currently, the Boisclair Corporation still owns and operates 312 subsidized elderly housing units - 110 in Brooklyn Park and 202 in Bloomington - both have 4 to 5 year waiting lists of over 400 people total. Ours are no exception. All suburban subsidized senior housing have substantial waiting lists. Only inner core, crime infested areas have subsidized housing available. c) Unwillingly forced to double up with either their family or a friend in order to afford decent housing. d) Move to an older, reasonably affordable, general market apartment most likely in another community where no specially designed elderly care facilities exist. Subsidized Senior Housing Proposal July 7, 1989 Page 3 2. Because of the unquestionable need moderate income elderly housing wi not exceeding $17,760 for 1 person persons, tax increment subsidy is least in the foreseeable future to lender to finance a senior housing the downtown Plymouth site due to: for low and th qualifying income and $20,280 for 2 the only way to, at induce FHA or any project located on a) The excessive glut of financially distressed market rate senior housing existing throughout the metro area. Reports indicate at least a three-year forward supply exists. b) The downtown Plmouth site's current remoteness from existing convenient shopping further exacerbates lender's underwriting problems with a prospective market rate senior housing financing request. 3. Our proposal contributes significantly in establishing downtown Plymouth's need for critical mass to bring proper identification to it's desired downtown image. 4. As an alternative, instead of a seven story 150 d.u. building and 34 single story cottage homes, a 180 d.u. nine story building would reduce the structure's footprint on site. Thus surplus land is available on the 6 acre subject parcel for later phases of alternate senior care facilities when market conditions permit. Congregate care and nursing home facilities can later be phased thus providing a central campus serving the entire spectrum of needed services from independent living to full care nursing facilities for Plymouth's senior citizens. This later phasing alternative obviously, would eliminate the single story cottage homes presently shown on our plans. 5. This alternative approach would result in varied height buildings that will strengthen the campus image for the parcel. Also, a gradual building elevation reduction from nine, five and three stories respectively for each phase will architecturally enhance the senior campus sense of place. One story cottage homes may perceptively weaken this desired result. Subsidized Senior Housing Proposal July 7, 1989 Page 4 6. The midrise building could initially be structurally reinforced to permit later four additional floors approximately 80 d.u.) when the market warrants, thus further enhancing both site utilization and downtown critical mass. 7. Our proposal does not put the City of Plymouth at any financial risk. No bond sale is contemplated risking bond payment default if the project could not pay it's taxes. Our proposal contemplates the use of on-going application of tax increment paid by the project. If we don't pay taxes we get no subsidy. Most importantly, no bonds are thus defaulted. 8. The city housing need study clearly points out 56.2% of those surveyed are currently paying less than $500 per month for housing and, more importantly, are unwilling to pay more if they chose to move. Our rents are $412 for a one bedroom and $462 for two bedrooms. This single fact is most vital in order to successfully underwrite the project with FHA. 9. Our project as proposed including the alternatives described in item 4 above serves Plymouth's seniors housing needs for the following market segments: 1) Empty Nesters (55 and older) Fernbrook Lane Market rate townhomes - (No Subsidy Required) 200 dwelling units serving - 325 People 2) Subsidized Senior Housing Independent living 184 dwelling units, 9 stories) 65 and older serving - 250 People Subsidized Senior Housing Proposal July 7, 1989 Page 5 3) Congregate Care Senior (Later Phase) Housing, 75 and older serving - 4) Nursing Home Elderly Care (Later Phase) 75 and older serving - 5) Four floor addition (Later Phase) 80 dwelling units) Subsidized Senior Housing/ Independent Living serving - TOTAL Empty Nesters/Senior population served 24% of Plymouth's projected 1990 senior population): 110 People 80 People 105 People 870 People* 10. Besides providing the living style most favored by the surveyed Plymouth senior with higher income levels the Fernbrook Lane Market Rate Townhome project also provides 56.5% of the needed subsidy broken down as follows: Rent Skew (Tax Exempt Bond Benefit) $ 74,292** Tax Increment Subsidy 198,398 272,690 The market rate townhome subsidy source linkage is essential to reduce rents that are affordable to elderly people who have incomes within 60% of the metro areas median income. Also, the Townhome subsidy source when combined with the taxes generated by the seniors building reduces rents on all 184 senior housing units by at least 40%. Partial market rate seniors projects are not currently feasible and would be rejected by FHA -HUD. Whereas a 100% subsidized seniors building not only is demonstrably feasible, FHA has recently approved a similar 100% subsidy covered project despite the widely publicized reports of FHA underwritten market rate senior housing defaults. Low/Moderate Income Seniors served - 355 People Market Rate Empty Nesters/Seniors served - 515 People The Townhome project will pay out of rental receipts $74,292 annually upon year's end audit completion directly to the senior housing component's subsidy requirements. Subsidized Senior Housing Proposal July 7, 1989 Page 6 Thank you again for the opportunity to present our proposal to the City of Plymouth. Meanwhile, we look forward to responding to your comments and recommendations relative to this proposal. We also look forward with great enthusiasm working with the City of Plymouth bringing this project to fruition on a site that deserves the best possible design and planning solutions that can positively contribute to your exciting plans for downtown Plymouth. Sicr6ejeely,4 Robert J/ Boisclair President The Boisclair Corporation CC: David Davenport 0691A CITY OF PLYMOUTH 3400 PLYMOUTH BLVD., PLYMOUTH, MINNESOTA 55447 TELEPHONE (612) 559-2800 MEMO DATE: July 7, 1989 TO: Mayor & City Council FROM: James G. Willis, City Manager SUBJECT COMMUNITY CENTER SCHEMATIC AN AND CONSTRUCTION COST ESTIMATE PRESENTATION/DISCUSSION Attached is a copy of the agenda item dealing with this topic. I believe the agenda item itself covers the scope of the issues to be discussed at both the study meeting and subsequent Council meeting. We will have copies of the original concept plans, as well as the July 5 schematic plans available for comparison at the study meeting. You are certainly welcome to bring your copies along, particularly if you have notations on them which will assist you in raising questions about the project. We will also have an aerial half -section photo with the layout of the community center superimposed so you can more fully appreciate its spacial relationship to the City Center and its impact on the wooded area. JW:kec attachment CITY OF PLYMOUTH 3400 PLYMOUTH BLVD., PLYMOUTH, MINNESOTA 55447 TELEPHONE (612) 559-2800 DATE: July 7, 1989 TO: Mayor & City Council FROM: James G. Willis, City Manager SUBJECT REVIEW SCHEMATIC PLANS AND E IMATE THE PROJECT COSTS FOR PROPOSED COMMUNITY CENTER (PROJECT 901) 1. ACTION REQUESTED: Following review of the schematic plans and estimated construction costs, determine whether or not the architect should be directed to proceed with the design development phase of this project. 2. BACKGROUND: The City Council has previously authorized BWBR Architect, to develop the schematic design for the community center. The architects have now completed that task and a copy of the schematic drawings are attached for your review. I. Schematic Drawings The July 5 schematic drawings (attached) do not contain any substantial departure or deviation from the concepts previously reviewed by the City Council at the March 15 study meeting. Numerous changes to the building have taken place, primarily to be responsive to the Council's direction. The following specific changes have been incorporated: 1. Teen Center. A teen center has been added on the main floor adjacent to the staff office and reception counter. This has required the relocation of the indoor playground to the lower level. Gymnasium. A single gymnasium which will accommodate two full-size basketball courts has been provided, as compared to the previous two smaller gymnasiums. 3. Racquetball Courts. The racquetball courts have been reoriented to the gymnasium which has the effect of reducing some of the corridor space in the concept plan. REVIEW SCHEMATIC PLANS AND ESTIMATE THE PROJECT COSTS FOR PROPOSED COMMUNITY CENTER July 7, 1989 Page 2 4. Senior Citizens Area. The senior citizens area, community room, multipurpose and craft room wing has been totally reorganized. A good deal of thought and work went into this in an effort to group functions in a more functional fashion while conserving space. We believe the overall space relationships are improved, particularly as they relate to convenience of access to the building by the various users. 5. Ice Arena. The ice sheet has been reduced from 100 feet in width to 85 (to the standard versus the international ice sheet size), and the seating has expanded from 476 to 934. 6. Building Placement. The entire structure has moved forward very slightly on the site. The orientation of the entry vestibule to the pool area has been relocated so as to center the vestibule on the east/west axis of the upper lobby/pool area. 7. Lower Level. In the lower area, additional work has been done to fine tune the location of the facilities relative to one another to enhance building security/supervision. The issue of control is somewhat complicated by the requirements of the building and fire codes with respect to ingress and egress. The schematic plans have been reviewed initially with the City Building Officials, however, that review will be ongoing as the plans are developed. S. Pool. The pool area plans have been further refined but are still far from complete. We have had two meetings with representatives of the Minnesota Health Department to discuss a variety of issues with regard to the layout, design and functioning of the pool area. The primary obstacle yet to be resolved deals the main pool area. The Health Department regulations require that persons in swimming pools be within 9 inches of the top of the pool edge. This cannot be accommodated in a wave pool where additional freeboard is required to accommodate the amplitude of the wave. We will be requesting that the Health Department consider a waiver of this requirement as was done for an outdoor wave pool in Anoka. The plans attached to this memorandum more graphically illustrate the status of the planning for the project. These drawings also contain a schematic site and landscaping plan, as well as building elevations. The Council should carefully review of these drawings to determine the degree to which they appear to meet the needs and objectives of the community center as you perceive them. The concept plan contemplated a building of 120,411 square feet. The current schematic plans indicate a building of 120,643 square feet. REVIEW SCHEMATIC PLANS AND ESTIMATE THE PROJECT COSTS FOR PROPOSED COMMUNITY CENTER July 7, 1989 Page 3 II. Cost Estimates Attached is the July 6 estimated budget prepared by McGough Construction. The budget as currently estimated has increased 53,744 to $10,874,688. The estimate breaks down the various building components into a number of specific items and allocates them to various generic parts of the project; e.g., site work, hockey arena, gymnasium, pool complex, and building balance. The estimate also contains a number of "add alternates" which are not Included in the basic budget estimate. Some of these alternates will almost certainly be added to the basic project during additional design development work, while certain other items contained in the base budget estimate may be moved to the alternate list. At this stage, we have not sought to prioritize any of the add alternates," however, this process will take place as the project moves forward. We will likely propose that the project be bid with a number of "add alternates" which can be considered in conjunction with the base bid. Depending on actual bid prices, you will be able to determine if any add alternates can be considered for inclusion in the basic project. Also attached to assist you in your review is a copy of the notes which were taken at the March 15 study meeting. You may wish to review these to determine whether or not, in your view, the items discussed have been appropriately addressed. If not, you may wish to raise them with the staff and/or architects Monday. During the review of the three concept plans submitted by competing architectural firms for the community center, the Council expressed a good deal of interest on energy conservation. The mechanical/electrical engineers for the project, Gausman & Moore, have prepared a preliminary report on energy savings which respond to some of the earlier questions raised by the Councilmembers, as well as their preliminary recommendations. A copy of their report is attached, and Mr. Jim Lange will be available Monday afternoon to discuss any of these issues with the Council. Representatives of BWBR and McGough Construction will be presenting the schematic plans and cost estimates at our Monday afternoon and at the Council meeting. They respond to any Council questions and/or to address issues which the Councilmembers may wish to raise. study session, the Council will have a further discussing the schematic plans and cost estimates meeting. It would be appropriate for the Council t study meeting are prepared to design and cost Following the opportunity of at the Council either provide REVIEW SCHEMATIC PLANS AND ESTIMATE THE PROJECT COSTS FOR PROPOSED COMMUNITY CENTER July 7, 1989 Page 4 additional direction to the staff/architects to make further revisions or modifications in the schematic drawings or to approve the schematic plans and authorize the architects to proceed with the design development phase of the project. This phase would, in effect, lead to the preparation of the final plans for the project. 3. RECOMMENDATION: If the Council concludes that: 1. The schematic drawings represent an appropriate response to the previous direction provided; and 2. That the cost estimates are satisfactory, given this stage of the planning, I recommend that the attached resolution be adopted authorizing the architects to proceed with the design development phase of the community center project. JW:kec attachment CITY OF PLYMOUTH Pursuant to due call and notice thereof, a meeting of the City Council of the City of Plymouth, Minnesota, was held on the day of , 19 The following members were present: _ The following members were absent: introduced the following Resolution and moved its adoption: RESOLUTION NO. 89 - APPROVAL OF COMMUNITY CENTER SCHEMATIC PLANS, ESTIMATED PROJECT COSTS AND AUTHORIZING ARCHITECTS TO PROCEED WITH DESIGN DEVELOPMENT FOR THE COMMUNITY CENTER PROJECT 901) WHEREAS, the City Council has previously retained BWBR Architects, Inc., to provide professional architectural services for the design of a community center; and WHEREAS, the architects have submitted to the City Council schematic plans for the Community Center, dated July 5, 1989; and WHEREAS, the City Council has reviewed the schematic designs with the architects and staff and find them responsive to previous Council direction and intent for the proposed project; and WHEREAS, the City Council has also reviewed the Community Center budget estimate prepared by McGough Construction, Inc., dated July 6, 1989, and finds construction cost estimates to be within the estimates previously reviewed by the Council; and WHEREAS, the City Council deems it appropriate to proceed with the design of the Plymouth Community Center. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, MINNESOTA, that BWBR Architects, Inc., are authorized to proceed with the design development phase for the Plymouth Community Center, based upon the schematic plans dated July 5, 1989; and RESOLVED FURTHER, that the construction cost estimates prepared by McGough Construction, Inc. are hereby accepted. The motion for adoption of the foregoing Resolution was duly seconded by and upon vote being taken thereon, the following voted in favor thereof: The following voted against or abstained: Whereupon the Resolution was declared duly passed and adopted. PLYMOUTH COMMUNITY CENTER MCGOUGH CONSTRUCTION CO., INC. BUDGET ESTIMATE 2737 NORTH FAIRVIEW AVENUE 06 -Jul -89 ST PAUL, LIN 55113 BUDGET ESTIMATE BASED ON BWBR DRAWINGS DATED 7/05/89. BUILDING Hfr,KFY POOL BUILDING BUDGET SECTION DESCRIPTION SITEWORK ARENA GYMNASIUM COMPLEX BALANCE ESTIMATE 01010 GENERAL CONDITIONS 25,582 86,056 38,877 80,464 82,390 313,369 02120 SITE CLEARING 24,250 0 0 0 0 24,250 02200 EARTHWORK 155,200 43,650 19,400 33,950 48,500 300,700 02210 DRAIN TILE SYSTEM IN 02200 IN 02200 IN 02200 IN 02200 IN 02200 IN 02200 02513 BITUMINOUS PAVING (415 STALLS) 183,470 0 0 0 0 183,470 02525 CURB, GUTTER, M SIDEWALK 72,135 0 0 0 0 72, 135 02550 SITE UTILITIES -SEWER & FIRE LOOP 154,036 0 0 0 0 154,036 SITE UTILITIES - LIGHTING 55,096 0 0 O 0 55,096 02950 LANDSCAPE/IRRIGATION 97,000 0 0 0 0 97,000 03000 REINFORCING STEEL IN 03300 IN 03300 IN 03300 IN 03300 IN 03300 Iii 03300 03010 REINFORCING STEEL ERECTION IN 03300 IN 03300 IN 03300 IN 03300 IN 03300 IN 03300 03330 CONCRETE AND FORMWORK 69,204 384,848 143,209 129,860 267,815 994,935 03400 PRECAST CONCRETE 0 0 41,225 0 151,320 192,545 04300 MASONRY 0 129.505 115,624 79,734 121,735 446,598 05120 STRUCTURAL STEEL 0 212,=.30 118,340 120,280 216,310 667,360 05125 STRUCTURAL ERECTION 0 95,594 53,253 54,126 97,340 300,312 05210 STEEL JOISTS G IN 05120 IN 05120 IN 05120 IN 05120 IN 05i20 05313 FETAL ROOF DECK 0 0 0 0 0 IN 05120 05500 MISCELANEOUS METALS 0 20,428 59,590 16,626 94,042 190,686 05520 MISCELANEOUS METALS ERECTION 0 12,257 35,754 9,975 56,425 114,412 06100 ROUGH CARPENTRY 0 38,800 24,250 24,250 48,500 135,800 06410 FINISH CARPENTRY 0 17,460 4,850 19,400 33,950 75,660 06500 WOOD ROOF DECKING 0 128,913 0 89,822 0 218,735 07130 DANkOOFING A WATERPROOFING 0 7.275 0 0 11,640 18,915 07200 INSULATION 0 4,850 2,425 4,850 7,275 19,400 07420 METAL WALL PANEL 0 1,940 1,940 97,000 6,548 107,428 07532 RUB3PR ROOFING 0 IN 07610 IN 07610 IN 07610 IN 07610 IN 07610 07610 ASPHALT ROOFING 0 168,668 42,759 104,617 80,850 396,895 01620 FLASHING AND SHEET METAL 0 IN 07610 IN 07610 IN 07610 IN 07610 IN 07610 07820 SKYLIGHTS 0 0 0 0 29,100 29,100 07900 JOINT SEALERS 0 1,940 1,455 4,850 2,910 11,155 08111 STEEL DOORS A FRAMES 0 18,430 5,335 5,820 19,885 49,410 08210 WOOD DOORS 0 7,372 2,134 2,328 7,954 19,788 08305 ACCESS DOORS 0 0 0 4,850 2,425 7,275 08360 OVERHEAD DOORS 0 9,700 0 0 0 9,700 08410 CURTAINWALL SYSTEMS 0 56,066 26,675 231,248 166,840 480,829 08710 FINISH HARDWARE 0 IN 08111 IN 08111 IN 08111 IN 08111 IN 08111 08880 GLAZING 0 IN 08410 IN 08410 IN 08410 IN 08410 IN 08410 09260 GYPSUM BOARD/PLASTER SYSTEMS 0 36,860 72,750 66,445 82,450 258,505 09310 CERAMIC AND QUARRY TILE 0 0 0 19,400 4,850 24,250 09511 ACOUSTICAL CEILINGS 0 3,220 0 0 14,340 17,561 09550 WOOD GYMNASIUM FLOORING 0 0 97,000 0 9,700 106,700 09650 RESILIENT FLOORING 0 0 0 0 6,014 6,014 09665 SPECIAL FLOORING 0 52,683 28,276 0 40,856 121,815 09680 CARPETING (318/SY INSTALLED) 0 5,354 0 0 333,824 39,178 09900 PAIbiING 0 49,745 34,736 33,950 34,383 152,813 09950 WALL COVERING 0 IN 09900 IN 09900 IN 09900 IN 09900 IN 09900 10130 ENTRY MATS & FRAMES 0 0 0 0 4,850 4,850 PLYMOUTH COMMUNITY CINsFR MCGOUGH CONSTRUCTION CO. , INC. BUDGET ESTIMATE 2737 NORTH FAIRVIEW AVENUE 06-Jul-89 ST PAUL, MN 55113 BUDGET ESTIMATE BASED ON BWBR DRAWINGS DATED 7/05/89. BUILDING HOCKS! POOL BUILDING BUDGET SECTION DESCRIPTION SITEWORK ARENA GYMNASIUM COMPLEX BALANCE ESTIMATE 10165 TOILET P01ITIONS 0 9,700 0 12,125 6,790 28,615 10210 METAL WILL LOUVERS 0 7,275 4,850 4,850 4,850 21,825 10350 FLAGPOLES 7,500 0 0 0 0 7,500 10370 FOLDING PARTITIONS 0 0 48,500 0 21,825 70,325 10400 IDENTIFYI.K DEVICES 0 970 485 970 4,850 7,275 10475 EXT. KDG. SIGNAGE (ALLOWANCE) 10,000 0 0 0 0 10,000 10500 LOCKERS 01 BENCHS 0 19,400 0 72,750 0 92,150 10522 FIRE EKTIEG. & CABINETS 0 485 485 485 970 2,425 10800 WASHROOM ACCESSORIES 0 6,790 0 9,700 4,850 21,340 10950 KITCHEN E77IPMBNT 0 2,425 0 2,425 4,850 9,700 11500 SCOREBOE u; 0 9,700 0 0 0 9,700 11525 BLEACHER S?ATING 0 48,500 0 0 0 48,500 11600 GYMNASIUM i-QUIP07 0 0 14,550 0 0 14,550 13700 HOCKEY RIKK 0 53:,350 0 0 0 538,350 13800 SWIMMING POOL 0 0 0 727,500 0 727,500 1350 100' POOL. SLIDE 0 0 0 58,200 0 58,200 14241 HYDRAULIC ELEVATOPS 0 0 0 0 38,800 38,800 15000 MECHANIC 0 405,460 166,840 485,000 549,990 1,607,290 16000 ELECTRICE 0 227,950 91,471 76,630 325,920 721,971 17000 CONTINGdK.,Y 24,837 83,550 37,745 78,120 79,990 304,242 SUBTOTAL 978,309 2,954,598 1,334,782 2,762,601 2,828,706 10,758,996 PAYMRNT ti PERFORMANCE BOND 6,587 2,159 10,011 20,720 21,215 80,692 SALES TAX REFUND 175,000) PROJECT F NAGER'S FEE 210,000 884,896 2,976,758 1,344,792 2,783,321 2,849,921 10,874,688 @uF,S z,^ I , 8o 72 t(, 2,64o PLYMOUTH COMMUNITY CENTER BUDGET ESTIMATE 06 -Jul -89 ADD ALTERNATES 1. UPGRADE SITE LIGHTING 2. UPGRADE LANDSCAPING 3. ADDITIONAL 100 PARKING STALLS 4. ADD EMERGENCY GENERATOR 5. 300' POOL SLIDE 6. ADD BRINE SYSTEM AT HOCKEY RINE: 7. MKAL ROOFING IN LIED OF SHINGLES 8. ADD RADIANT HOT WATER PANEL @POOL 9. 5DERGROUND DUCT @POOL PERIMETER 10. ADDITIONAL SCOREBOARDS 11. 8' BLOCK BACKUP IN LIEU OF DRYWALL/STUD 12. ADD BURNISHED AND ROCK FACE BLOCK 13. UPGRADE LIGHTING FIXTURES 14. G?GRADE SOUND SYSTEM 15. ADD SKYLIGHT @POOL AREA 16. ACOUSTIC ROOF DECK @POOL & ICE ARENA 17. CERAMIC WALLS IN LIEU OF EPDXY PAINT 18. CERAMIC TPLE FLOORS 19. STEEL FRAME DASHER BOARD IN LIEU OF W()OD 20. FIBERGLASS DASHER BOARD IN LIEU OF STEEL 21. ADD UDC TO TEMPERATURE CONTROL 22. 4 AHO'S IN LIED OF 3 AN'S 23. ADD WAVE ACTION TO POOL 24. PLASTER CEILINGS IN LIEU OF GYPSUM BOARD @LOCKER ROOM (SHOWER PLASTER IN BASE BID) 25. ADD FOR WINTER CONDITIONS 24,000 190,000 5,700 NCGOUGH CONSTRUCTION CO., INC. 2737 NORTH FAIRVIEW AVENUE ST PAUL, M -N 55113 BUILDING 01010 GENERAL CONDITIONS 20,000 HOCKEY 20,000 POOL BUILDING BUDGE SITEWORK ARENA GYMNASIUM COMPLEX BALANCE ESTIMATE 50,000 0 0 0 0 50,000 50,000 0 0 0 0 50,000 70,000 0 0 0 0 70,000 0 0 0 U 52,000 52, 0001 0 0 0 120,000 U 120, 0010 0 150,000 0 0 0 15 0, 000 U 99,519 U 60,085 53,313 212,917 0 0 0 23,000 0 23,000 0 0 0 90,000 0 90,000 U 0 7,500 0 0 7,500 0 10,000 7,500 7,500 10,000 35,000 0 7,000 7,500 21500 7,500 24.51 0 0 0 15,000 15, 000 30, 0tl0 0 0 0 U 10,000 MOOD' U 0 U 50),000 U 50 .000 0 13,550 U 42,250 0 55, Vi/i! 0 7,500 0 7,500 7,000 22,0(;0 U 0 0 5,000 3,000 8,0 U 30,000 0 U 0 30,000 0 3 0 0 30,050' 0 p0, 0000 10,000 9. DD0 11,000 22,000 60„ Ui 0 0 0 U 11,000 11,0 0 0 0 0 100, OOU U 100, ± ,0 D 0 0 10,000 0 10,%'•0 01010 GENERAL CONDITIONS 20,000 20,000 20,000 20,000 100,000 385,569 51,500 563,835 210,813 1,401,717 11,567 1,545 16,915 6,324 42,052 TOTAL ALTERNATES 195,700 397,136 53,045 580,750 217,137 1,443,769 NOTES SPECIAL COUNCIL STUDY MEETING March 15, 1989 PRESENT: Mayor Schneider, Councilmembers Sisk, Ricker and Zitur, CityManagerWillis, Assistant City Manager Boyles, Park and Recreation Director Blank, Public Works Director Moore, PlanningDirectorTremere, Barbara Edwards and Carol Beach, PRAC, Lloyd Bergquist, Steve Patrick (BWBR) and dim Keller (Gausman & Moore) The study meeting was called to receive and discuss the Council's reaction to the concept design for the Community Center submitted by BWBR. The basic program for the project, as reflected in the concept design, was reviewed with the architects. Siting The current siting of the building appears appropriate given the parcel size, amenities (wetland and treed area), building size and possible future expansion. The present site plan minimizes damage to the wetlands andtrees. The Council concurred that the cost of the center should be at orlessthanbudget. If necessary, the public building can be moved toward Plymouth Boulevard. The option should be left open to connect the parking lots of the CommunityCenterandCityCenterinthefuture. The intent is to provide the opportunity to link up the pedestrian trails between the Community CenterandCityCenter, as well as vehicle access. The principal entrance should be oriented directly adjacent to 36th AvenueNorth. Parking should continue to be oriented separately to serve theInactive (senior citizen area) and the active (ice arena and pool) areas ofthebuilding. Separate accesses should allow the three major buildingcomponentstooperatetogetherorseparatelywithahighdegreeof security and minimal staff supervision. The building is expected to operate 15 hours per day with the exception of the ice arena which may operate 18hoursdaily. Views to the natural area should be maximized including the possibility ofshiftingtheentrancetothe "right" in order to provide a view through the entrance area and pool to the natural area behind the parcel. The architect should work toward maximizing the exterior views of the natural areas from the building entry and in hallways, passive rooms and pool. NOTES - SPECIAL COUNCIL STUDY MEETING March 15, 1989 Page 2 Landscaping The City Council is reluctant to sacrifice landscaping shown in the plan to provide funds for new or additional building amenities. Staffing The final building plan must give consideration to the need for high and low Intensity supervision and attempt to minimize the number of personnel required to operate the facility. All Community Center plans should be drafted with the recognition that staff requirements to operate the facility must be minimized during all periods, but especially during low peak to minimize operating costs. Library The library is shown near 37th Avenue and Plymouth Boulevard. Councilmembers appear to agree with this concept, although the Library Board prefers immediate access via 36th Avenue. Both the Library Board and the Council would prefer a free-standing building. Because of the complications to possible future building expansion, the City Council does not support location of the library near the senior center. On the other hand, the library should not create a conflict between active and passive uses. The architect is to ensure that the building is expandable without substantial site revisions. Energy Efficiency The Council has a great concern with energy efficiency of the building. Sohn Keller of Gausman & Moore, Mechanical Engineers, will be provided with a copy of Tully's plan and is being asked to familiarize themselves with non-traditional concepts of heating and cooling to save operating costs. Councilmembers are interested in getting the most cost effective, energy efficiency from the final plan. This issue requires more concentration on the part of the architects. Jim Keller indicated that they will look into the possibilities of a building energy control system, daylight light controllers and a desiccant cooling system, as well as funds which may be available for these non-traditional methods of heating and cooling. NOTES - SPECIAL COUNCIL STUDY MEETING March 15, 1989 Page 3 The architects should look into insulation of the building envelope and minimizing ceiling/wall surface area in order to reduce heat and cooling loss. In addition to energy conservation, the architects should look at water conservation as this is a Council theme to its residents. The architect will share information with the Council on proposed systems and advise on the energy savings possible. They will also report back on progress on non-traditional energy conservation measures. Components Teen Center - Not currently designed in the plan, the teen center must be observable by the supervisor and resistent to destruction or vandalism. It must be strategically placed and modest in size. It is recognized that it will not be a significant revenue generator. The staff will be checking into to;n center sizes. Security Area - Councilmembers suggested that a small area be reserved for police officers for break purposes in hopes that their periodic presence in the building will assist in security measures. Gyms - The gym is anticipated to be a single, large facility to accommodate two full-size basketball courts. Curtains will be installed and consideration is being given to bidding a gym sound wall as an alternate. Racquetball - The racquetball courts may have to be moved around to provide space for additional area seating. The courts may have to be sacrificed if additional costs are incurred in other center facilities. Pool Area - The state requires a five foot surface around all water areas. It may not be possible to retain the waterfall as currently proposed. The architects, consultants and staff will have to work closely with the State Health Department to ensure all state regulations are met. This will ultimately effect the pool design. Senior Citizens Area - The seniors need a private entry and the room should have a view of the wetland. The kitchen may need to be moved to provide for better access to outside delivery, but needs to be close to the service area. The community room needs to be of high quality because of the functions, including weddings and receptions which may be conducted therein. Ice Arena A sheet of ice should be flexible so that it could be an indoor soccer area as well as other community uses. I NOTES - SPECIAL COUNCIL STUDY MEETING March 15, 1989 Page 4 The Council is willing to have the architect evaluate additional seating in order to maximize flexibility and utility of this space. The architect is to provide cost information. Councilmembers are reluctant to add the additional seats if it means other aspects of the building must be sacrificed. Construction Manaaement Proaram A decision should be made as soon as possible on the matter of construction management, before the completion of the schematic drawings. The architects will submit a letter on the pros and cons of construction management. The architects will be using the information from this meeting to do additional design work on the project. The meeting adjourned at 7:45 p.m. FB:kec Gausman Moore _ m 0 A PRELIMINARY REPORT ON ADDITIONAL ENERGY SAVING SYSTEMS FOR THE PLYMOUTH COMMUNITY CENTER MAY 4, 1989 BWBR ARCHITECTS 400 SIBLEY STREET, SUITE 500 ST. PAUL, MINNESOTA 55101 612-222-3701 GAUSMAN AND MOORE 203 EAST LITTLE CANADA ROAD ST. PAUL, MINNESOTA 55117 612-482-9606 Gausman oore The following report will describe the energy using/saving systems that Gausman and Moore is proposing for the Plymouth Community Center. System estimated incremental costs (costs exceeding that for a normal efficiency system) and costs of operation including utility and maintenance will be evaluated where feasible. The report will also evaluate the Tully systems. The Gausman and Moore design philosophy is to "utilize the most appropriate technology in designing efficient, cost-effective systems which are easily maintained and operated". The design competition entry reflected this philosophy. The February 24, 1989 report proposed six state of the art options that typically are cost- effective but have longer payback periods than most owners are usually willing to consider. This report will incorporate the six state of the art systems. The following basic assumptions are the result of Gausman and Moore's experience in analyzing the cost- effectiveness of many proposed energy saving systems: NSP can produce a KWH or a KW cheaper than any onsite system unless that KW is causing a ratchet clause (a demand penalty paid for very high seasonal use) charge. It is less expensive to control peak demand using a building management system than using a cogeneration system unless there is a very high value and constant use for the waste heat and it can be recovered inexpensively. Waste heat is not free. There is a first cost to install heat recovery systems and their controls, an ongoing -maintenance cost, and energy costs to operate the systems. These costs must be compared with the cost to generate a similar quantity ofYat using a high efficiency system. Some systems can be approved or rejected based on a first cut analysis. Other systems require an in depth life cycle cost analysis to determine their cost-effectiveness. 2 ausman oore DESCRIPTION OF PROPOSED MECHANICAL SYSTEMS Heating Ventilating and Air Conditioning ICE ARENA A dehumidification air handling system will remove moisture and provide heating and air conditioning to this area. The system will have an economizer cycle to reduce cooling costs. Some space heating will be recovered from the ice making equipment with the remaining load provided by the high efficiency modular boiler system. Air conditioning will be provided by the central chiller. Ventilation will be provided according to code requirements. The traditional method for dehumidification is to exhaust humid air and introduce drier outside air. The energy costs both winter and summer to heat or cool this outside air beyond what is needed for ventilation are significant. It is difficult to control humidity levels with an exhaust system during times of high outside humidity. High indoor humidity levels will rapidly deteriorate many structural and furnishing materials. Installation of the dehumidification system has both energy saving and materials saving implications and should be approved without further analysis. POOL AREA There are three systems that are presently being considered for the pool area; dehumidification air handling, dessicant cooling, and a heat wheel. All three systems will require a life cycle cost analysis to determine which is the most cost-effective. Minnegasco may pay some of the design and installation costs if a dessicant system is used. The pool area design is not developed enough at this time to calculate the life cycle costs. The dehumidification air handling system would be similar to the ice arena system. The dessicant cooling system is designed to reduce the cooling load by removing the warm moisture from the air. The heat wheel transfers heat or cooling to the incoming outside air allowing the moisture to be exhausted without the energy penalty. Heating for the pool area will be provided primarily by hydronic radiant heating panels with the air handling system providing the remaining heat. 3 Ir Gausman moore GYMNASIUM AREA An air handling system located in the pool mechanical room will provide heating, cooling, and ventilation for the gym and racquetball courts. This system will have an economizer cycle. The remaining areas of the building will have a variable air volume system for heating and cooling with fintube radiation below the windows for heating. Domestic Hot Water and Pool Hot Water Both domestic hot water and pool hot water will be preheated using waste heat recovered from refrigeration systems. The remaining heat will be provided by the high efficiency modular boiler system that will also provide space heat. Multiple smaller high efficiency boilers can be staged and piped so that only the number of boilers needed to meet the heating load will fire. This is the most efficient system available for producing hot water for space, domestic water, and pool heating. Building Management System A building management system can be used to provide centralized monitoring and control of the building and provide energy savings in the following ways: Direct digital temperature control Temperature scheduling Self -optimized start and stop Interior and exterior lighting control Demand control by load shedding Report generating for energy and space use analysis Comfort is increased with a direct digital control system because of the system's control accuracy. The system can replace the multiple thermostats (with all of the potential for tampering) that would otherwise be used throughout the building. Scheduling of room lighting use and temperatures can be done from a computer located in the building manager's office. Careful scheduling can reduce energy costs by controlling lights (optional), fans, pumps, and temperatures. Electric demand costs can be reduced by shedding lower priority loads as the predetermined monthly peak is approached. This is a very cost-effective way to control demand charges. Finally, reports such as peak demand occurrences can be created which will help the building manager to optimize the energy saving capabilities of the system. 0 Ice Rink System An industrial quality high efficiency builtup refrigeration system will be used to make ice. Waste heat from the refrigeration system will be used to heat the following: the subsoil heating grid, ice in the ice pit, and air for the seating area or domestic water. DESCRIPTION OF PROPOSED ELECTRICAL SYSTEM All of the systems that were described in the design competition will be used. In addition, lighting systems can be controlled by the building management system for scheduling purposes. Lights in areas such as the pool area and the entryway that will be daylit can be controlled by photocells. Motion or infrared sensors can control lights in infrequently used areas where they might otherwise be left on. ANALYSIS OF TULLY'S ENERGY SYSTEMS It is very difficult to do any analysis of the systems proposed by Tully based on the single line descriptions in their "Projected Energy Costs". Reciprocating Gas Driven Rink Compressors The use of natural gas fired engines to drive the rink compressors is a strategy to reduce electric costs and to recover waste heat. Packaged gas driven refrigeration equipment is not readily available locally. Installation, maintenance, and parts availability could be a problem. Gas fired engines require regular maintenance that electric motors don't require. More waste heat would be generated during the non heating months than could be used without resorting to a very expensive seasonal storage system. Estimated cost:$75,000 First year savings:$6,000 Payback 12yrs Gas Kitchen This is a good but relatively insignificant recommendation. Note that the gas use cost table lists cooking as a $300.00 annual expense. 5 1 Gausman Whore Reciprocating Gas Driven Electric Generators (3 at 200 KW for on peak energy supply) This is a very difficult recommendation to understand since the peak demand for the entire facility will be slightly below 600 KW. If gas driven rink compressors and absorption chiller were used there would be less than 300 KW in the building. Cogeneration equipment and the necessary switchgear is very expensive and therefore could only hope to approach cost-effectiveness in the NSP service area if it were used for special peak shaving applications where a ratchet clause was being invoked. A special rate contract would need to be negotiated with NSP for this equipment and there would be substantial penalties if the generating equipment failed. Therefore, expensive regular maintenance would be crucial. Cogeneration systems have proven cost-effective on the east and west coast where electric costs are higher and rate structures are more strict. Estimated Costs:$250,000 First year savings:$15,500 Payback 16yrs Under Building Heat Sink One can only assume that the proposed system is a seasonal heat sink designed to be charged in the summer months with all of the waste heat from the rink compressor engines and the cogenerators to be used in the winter for space heating and domestic hot water. The poor economics of the engine driven systems are not improved by adding a very expensive water storage system. Tanks would have to be 40 to 50,000 gallon well insulated water tanks in order to store a significant portion of the waste heat generated through part of the heating season. Estimated Costs:$50,000 First year savings:$5,000 Payback 10yrs R Gausman 8moore Extensive Heat Reclamation Utilizing Engine /compressor Heat for Domestic Water and Chilled Water from the Absorption Cycle Waste heat recovery and seasonal storage have been discussed above. Absorption chilled water machines are used on the east and west coast to avoid high electric costs and strict rates. These systems are less energy efficient and more maintenance intensive than electric motor driven machines, but they can sometimes be cost justified in areas where the electric rates are high. Estimated Costs:$50,000 Payback 33yrs RECOMMENDATIONS First year savings:$1,500 The preliminary recommendations for energy saving systems to be installed in the Community Center include: A building management system Photocells and motion sensors High efficiency compressors for icemaking High efficiency modular boilers Heat recovery from the chiller A dehumidification air handling system in the ice arena Either a dehumidification air handling system, dessicant cooling, or a heat wheel for the pool area A gas kitchen As the design of the building is further developed other energy saving opportunities may arise and can be incorporated. 7