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07/05/2005 - City Council Finance CommitteeAGENDA FINANCE COMMITTEE MEETING TUESDAY JULY 59 2005 4:00 P.M. EAGAN CITY HALL CONFERENCE ROOMS 2A & 2B I. ROLL CALL AND AGENDA ADOPTION II. SOUTHEAST EAGAN REDEVELOPMENT MASTER PLAN III. OTHER BUSINESS IV. ADJOURNMENT Ak,6- City of Eagan Me TO: TOM HEDGES, CITY ADMINISTRATOR. FROM: JON HOHENSTEIN, COMMUNITY DEVELOPMENT DIRECTOR DATE: JUNE 30, 2005 SUBJECT:' FINANCE COMMITTEE MEETING INFORMATION — JULY 5, 2005 This memo shall serve as background to the City Council Finance Committee meeting on July 5, 2005. Souter Eagan Rgdevelopyjgnt Masternlan The Committee previously met with representatives of Manley Land and Revestors about their respective interests in the development/redevelopment of the area of southeast Eagan at the intersection of Red Pine Lane and Biscayne Avenue. The Committee recommended that the two parties work with staff to develop a masterplan concept for the southeast area and the City Council concurred and directed the work to be done in anticipation of a discussion of a possible City role in the redevelopment of the area. Specifically, the Council asked that the concept addressed consistent and integrated design of the area if all parcels could be assembled and traffic access and circulation. Since that time, the two developers have met individually and with staff. Enclosed on page - is a preliminary site layout for the property west of Biscayne Avenue. On page _ q is an elevation of a prospective architectural approach to the buildings in the area. The developers' architect will provide a next generation of the plan to present at Tuesday's meeting. In order to take next steps in the masterplan process, the Committee is asked to provide the feedback and direction in the following areas: General Approach to Site Layout/Masterplan — By incorporating the remaining industrial properties into the site design, the developer is responding to the general direction of developing an integrated approach to the site. Although the current expectation is that the developers would each develop the portions of the site that they own, they have indicated a willingness and intention to present applications for development that would be based on a unified site design for the property, which would be incorporated While neither the Committee nor the Council can approve a plan in advance of a full development review, the question is whether the general layout and circulation appears to address the issues raised. • Architectural Consistency — By working through the same architect/site designer, the developer is attempting to respond to the direction to develop an integrated architectural design approach to avoid disjointed or hodge-podge development. The developers have expressed a willingness to incorporate building design and finish standards in development approvals and agreements. Does the general design approach and materials mix respond to the Committee's issues in this regard? • Parcels East of Biscayne — Both developers have indicated that while the ultimate redevelopment of the east side of Biscayne is desirable, there is no development reason for the two sides of the street to be directly linked under a masterplan. They believe that the primary issue is the integrated development/redevelopment of the west side of the road. In addition, the parcels on the west side of Biscayne are guided and zoned for neighborhood business, so the existing uses are non- conforming. The parcels on the east side of the street are guided and zoned light industrial, so the uses are conforming. It would appear that the redevelopment of the west side could be accomplished more quickly and simply if it were undertaken on its own. The developers will discuss their perceptions of uses that would be complementary to the area if and when the east side of Biscayne would redevelop. • Predevelopment Agreement — If the Committee concludes that the concept masterplan and integrated architectural program are sufficiently acceptable to permit moving on to the next steps, the City Attorney and Fiscal Consultant recommend that the City enter into a predevelopment agreement with the developers to define activities leading to the City's consideration of establishment of a redevelopment district, approval of a redevelopment plan and submission of development applications. The agreement would require the developers to post an escrow and pay out of pocket costs for the activities necessary to complete those tasks. • Steps to Consider Creation of a Redevelopment District — On the basis of the predevelopment agreement, the City would undertake a review to qualify some or all of the area as a redevelopment district. As a part of that review, findings would be established to justify the use of eminent domain, if it is necessary. Staff would also advise that eligibility for public financing assistance be included in that review, whether the developers are able to cover the costs of acquisition or not, to account for unanticipated or excess costs of acquisition. • Other Issues — The Committee members may identify issues through the course of the review that would need to be addressed as well. DIRECTION REQUESTED OF THE COMMITTEE: To determine whether the developers' efforts to date are responsive to the City Council's direction regarding masterplanning and architectural consistency for the area and to recommend for City Council consideration the next steps necessary to evaluate and implement the comprehensive development/redevelopment of the area. IQ t fc� A�j u a I