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.
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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
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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.
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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.
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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.
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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.
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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
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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.
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